Southern California Rental Housing Association Rental Advisor Magazine - January 2024 by Southern California Rental Housing Association

January 2024

Essential Maintenance Tasks: New Year’s Checklist for Rental Housing Providers See Page 46

In Case You Missed It!

Legislative Updates from SCRHA

Chula Vista Council Hears Report on Changes to Tenant Protection Ordinance This past Tuesday, December 12, the Chula Vista City Council heard a report from city staff on the Tenant Protection Ordinance and changes that are necessary to comply with state law. The report also included data on no-fault termination notices. To date, the city has only received 28 notices about no-fault termination of tenancy. There have also been no fines for noncompliance this far. As part of the report, city staff stated, in addition to changes required by SB 567, they will be making clarifications to the penalty portion of the ordinance to better define minor and major infractions and the associated penalties. SCRHA will stay engaged in the amendment process. Changes are expected to be presented to Council in February.

Help Us Help You! Testimony on COVID Eviction Moratorium Needed In the summer of 2021, the San Diego County Board of Supervisors narrowly passed an eviction moratorium ordinance that went far beyond what was reasonable. It was essentially a de facto ban on Evictions and Termination of Tenancy. The County of San Diego repeatedly tried to get our case dismissed, and only recently, a federal court said our lawsuit may go forward. We will be amending our complaint soon, and it is important for us to add more and updated testimony from owners and managers moratorium. If you were harmed by the inability to remove a tenant as a result of the moratorium, please contact

assisting in the case) to share your story: dmcdonald@ and see some sample scenarios.

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From NAA: Congressional Subcommittee Discusses Looming Insurance Crisis The House Financial Services Subcommittee on Housing and Insurance held a hearing on November 2, 2023, entitled Consumers.” The National Apartment Association (NAA) submitted a statement for the record with the National Multifamily Housing Council (NMHC), speaking directly to the topics raised during the hearing. Ultimately, NAA and NMHC’s primary objective is to be sure that all housing providers can meet long-term housing needs for the millions of Americans. The volatility in the insurance market over recent years hinders the ability of housing providers to increase the nation’s housing supply. SCRHA has heard from numerous members that their policies are being cancelled for a variety of reasons and is working closely with our statewide partner, CalRHA, to gather data and push state leaders to step in with solutions.

SCRHA’s Lucinda Lilley Comments: Eviction Rates in San Diego Back to Pre-Pandemic Number peaked at more than 1,000 in October 2022, and this year have see-sawed closer to their pre-pandemic average of 723 a month. In some counties, numbers have exceeded pre-pandemic levels. SCRHA Past President Lucinda Lilley shared that eviction is the last resort and that permanent rental assistance is needed for struggling renters so housing providers don’t continue to bear the brunt.

Join CalRHA for Rent Control Ballot Measure Webinar On Tuesday, January 16, 2024, at 10:00 a.m., the California Rental Housing Association will be sharing critical insights into the impending rent control initiative and its potential impact on your rental properties. This webinar serves as a platform to keep you updated and arm you with essential strategies to safeguard your interests. Learn more at cal-rha.org.

CELEBRATING CELEBRATING

Entrada | Greystar

El Pedregal | Cirrus Entrada | Greystar Limoncello El Pedregal | Cirrus

1900

1900 1900 1900 1900

an ANNIVERSARY This Month an ANNIVERSARY This Month 10+ years of membership 10+ years of membership Yvonne Coover-Stone Company

1999

CELEBRATING CELEBRATING

Wilma Healey Company YvonneH.Coover-Stone Company T1 PropertiesE Wilma H. Healey Company

1999 1999 1999 1999

Josephine Cree Company M. C. Contracting Service RJW Properties, Inc. Josephine Cree Company

10+ years of membership

2001 2000 2002 2001

Creaser & Warwick, Inc. John Belanich Company DNC Limited Partnership Creaser & Warwick, Inc.

ATI Restoration, LLC Wakeland Housing & Development David Olson Company ATI Restoration, LLC

2004 2003 2004 2004

Hitching Post Motels, Inc. Limoncello Whalen Properties Hitching Post Motels, Inc. Jack Zolezzi Trust Whalen Properties GTF Properties Jack Zolezzi Trust

Donna Webber Company GTF Properties John Belanich Donna WebberCompany Company

The Inc. DNCKevane LimitedCompany, Partnership Elinor van den Akker Company The Kevane Company, Inc.

RG Investment Real Estate Services Inc. Elinor van den Akker Company Caesar Oriol Company RG Investment Real Estate Services Inc. Fred and Shirley Salzer Caesar Oriol Company Fleetwood Properties Fred and Shirley Salzer

Rolf SteeveProperties Company Fleetwood Kenneth Rundlett Company Rolf Steeve Company

Laurence and Carolyn Kaiser Kenneth Rundlett Company Errol Tonsky Company Laurence and Carolyn Kaiser Gregory Robinson Company Errol Tonsky Company Richard Hancock Company Gregory Robinson Company

Sierra Mar Properties LLC - Paul Hasley Richard Hancock Company Mary Ann Tarantino Company Sierra Mar Properties LLC - Paul Hasley Terry CCIM, Company Inc. Mary Moore, Ann Tarantino Jerry Conway Company Terry Moore, CCIM, Inc. IHA JerryPartners ConwayInc. Company Jeffrey Malik Company IHA Partners Inc.

G. Beit-Ishoo / SeaDate Jeffrey Malik Company George and Celida Haddad G. Beit-Ishoo / SeaDate

Al Smithson Company George and Celida Haddad Longley Family Trust - Nancy Longley Trustee Al Smithson Company Waltwood Properties Longley Family Trust - Nancy Longley Trustee Marilynn Nemeroff Company Waltwood Properties Nancy Mullins Company Marilynn Nemeroff Company NLJ, LLC Nancy Mullins Company Brothers NLJ, LLCII Brothers II

1950 1900 1951 1950 1954 1951 1963 1954 1965 1963 1965 1965 1966 1965 1966 1966 1966 1966 1968 1966 1972 1968 1976 1972 1976 1976 1979 1976 1980 1979 1981 1980 1982 1981 1985 1982 1985 1985 1988 1985 1989 1988 1990 1989 1990 1990 1991 1990 1992 1991 1993 1992 1994 1993 1995 1994 1995 1995 1995 1995 1996 1995 1997 1996 1997 1997 1998 1997 1998 1998 1998

an ANNIVERSARY This Month 2000 1999 an ANNIVERSARY This Month 2000 2000 10+ years of membership

Legar Management T1 PropertiesE M. C. Contracting Legar ManagementService

Laura Sperry Company RJW Properties, Inc. Wakeland Housing & Development Laura Sperry Company

Muraoka Enterprises Inc. David Olson Company People Helping Others Prop. Mgmt. Muraoka Enterprises Inc.

Law Offices of Andrew C. Laubach People Helping Others Prop. Mgmt. Walz Properties| Fortuna Investment Law Offices of Andrew C. Laubach Group

Mark Marshall Company Walz Properties| Fortuna Investment Group Elizabeth Dammassa-Uglik Mark Marshall Company Company REC Properties| PeasquitosCompany Point Apts. Elizabeth Dammassa-Uglik Dennis & Tina Daneri REC Properties| Peasquitos Point Apts.

Mira Bella Apartments Dennis & Tina Daneri | Simpson Property Group Araz Yacoubian Company Mira Bella Apartments | Simpson Property Group Sherry Bird Company Araz Yacoubian Company Sciuto Properties Sherry Bird Company Tom Brady Company Sciuto Properties Axiom Real Estate Tom Brady Company

Barry Company AxiomTreahy Real Estate Dennis and Marian Pierce Barry Treahy Company

Jesus Arroyo Dennisand andYolanda Marian Pierce Betty Bark Company Jesus and Yolanda Arroyo David M. Pierce Betty Bark Company Tamra Fuller Fountas David M. Pierce

Buchanan Property Tamra Fuller FountasManagement Corp. Brian Steer Company Buchanan Property Management Corp.

Eagle Property Management Brian Steer Company Arbors at California Oaks Apartment Homes Eagle Property Management

JDS Security Arbors at California Oaks Apartment Homes Silverado Apartments (RCMI) JDS Security SatisFacts Research (RCMI) Silverado Apartments SatisFacts Research

2003 2002 2003 2003

2004 2004 2004 2004 2005 2004 2006 2005 2007 2006 2007 2007 2007 2007 2009 2007 2009 2009 2009 2009 2009 2009 2010 2009 2010 2010 2010 2010 2011 2010 2011 2011 2012 2011 2012 2012 2012 2012 2012 2012 2012 2012 2013 2012 2014 2013 2014 2014 2014 2014 2014 2014 2014 2014 2014

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 account, orpublications 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 department at publications@socalrha.org contact the publications department at publications@socalrha.org 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 account, orpublications 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 department at publications@socalrha.org contact the publications department at publications@socalrha.org SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 13

Are Your Building’s Balconies Safe? eeeadvisor Comply today with California’s BALCONY & DECK ordinance SB 721 - SB326.

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CELEBRATING PROPERTY MANAGERS

an ANNIVERSARY This Month

Welcome New Members 10+ years of membership

Whittington Property Management Inc.

INDEPENDENT OWNERS CELEBRATING PROPERTY MANAGERS

an ANNIVERSARY This Month

10+ years of membership

Whittington Property Management Inc. 1575 Oak Apartment Homes Argoud Martinez Trust Ebraheem Fontaine Company Goodrich Real Estate

James Tiensvold Joanna Mancusi

Robert Blevins Company Rose Lake Group, LLC

INDEPENDENT OWNERS

Jose Roman

Yabo Shi Company

1575 Oak Apartment Homes

James Tiensvold

Argoud Martinez Trust

Joanna Mancusi

Ebraheem Fontaine Company

Robert Blevins Company

Goodrich Real Estate

Rose Lake Group, LLC

Jose Roman Modular Building Specialist Corp.

Yabo Shi Company

SUPPLIERS SUPPLIERS

Voices of the Industry

Modular Building Specialist Corp.

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM7

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

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM7

Congratulations to Our 2023 Mark of Excellence Winners

2023 Industry Achievement Winner Lucinda Lilley, Bridging Influence President’s Award Wendy St. John, Kimball, Tirey & St. John LLP Nancy Robertson Service Award Lucinda Lilley, Bridging Influence Property Management Company of the Year Greystar Industry Partner of the Year - Company Western Towing Industry Partner of the Year - Individual Erin Schindel, Legacy Apartment Staffing Property Management Company of the Year Greystar Assistant Property Manager of the Year 1-100 Units

Winner - Lauryn Farris, H.G. Fenton Company 2nd Place - Zoe Poissot, H.G. Fenton Company

Assistant Property Manager of the Year 101-300 Units

Winner - Sara Calderon, Sunrise Management Company AMO 2nd Place - Taylor Hoth, H.G. Fenton Company 3rd Place - Lisa Dapkus, Greystar Assistant Property Manager of the Year 301+ Units

Winner - Andrea Gutsch, H.G. Fenton Company 2nd Place - Reese Perry, Greystar 3rd Place - Amanda King-Odom, H.G. Fenton Company Leasing Professional of the Year 101-300 Units

Winner - Cody Kirk, H.G. Fenton Company 2nd - Jeremy Sotelo, Greystar 3rd - Gabriel Hernandez, H.G. Fenton Company Leasing Professional of the Year 301+ Units

Winner - Julian McKerley, H.G. Fenton Company 2nd Place - Hayley Lewis, Greystar 3rd Place - Wyatt McDonald, American Assets Trust, Inc.

Maintenance Supervisor of the Year 1-300 Units Winner - Eduardo Garcia, Greystar 2nd Place - Javier Munos, Greystar 3rd Place - Benito Teran, H.G. Fenton Company Maintenance Supervisor of the Year 301+ Units Winner - Magdiel Vazquezanzua, Greystar 2nd Place - Tyler Gilberg, American Assets Trust, Inc.

3rd Place - Omar Arzate, H.G. Fenton Company

Maintenance Technician of the Year 1-300 Units Winner - Saul Rivera, Greystar 2nd Place - Gregory Miller, H.G. Fenton 3rd Place - Oscar Verdugo, Sunrise Management Company AMO Maintenance Technician of the Year 301+ Units Winner - Adrian Martinez, Sudberry Properties, Inc. 2nd Place - Sean Belanger, Sudberry Properties, Inc. 3rd Place - Priscilla Manriquez, H.G. Fenton Company Multi-Site Manager of the Year 1-300 Units Winner - Alicia Banister, H.G. Fenton Company 2nd Place - Celene Nava Greystar 3rd Place - Kalani Brinkoetter, H.G. Fenton

Company

Multi-Site Manager of the Year 301+ Units Winner - Avonte King-Henry, Greystar 2nd Place - Katarina Schmidt, H.G. Fenton Company 3rd Place - Shaina Lauria, Greystar Porter of the Year 1-300 Units Winner - Delmar Calderon-Garcia, H.G. Fenton Company 2nd Place - Maria Avitia, H.G. Fenton Company 3rd Place - Jesus Martinez, H.G. Fenton Company Porter of the Year 301+ Units Winner - Corin Julio, American Assets Trust, Inc. 2nd Place - Guillermo Lugo, H.G. Fenton Company

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Property Manager of the Year 1-100 Units Winner - Katie Gordon, Greystar 2nd Place - Marilyn Pires, Sunrise Management Company AMO 3rd Place - Zornitsa Georgieva, Sunrise Management Company AMO Property Manager of the Year 101-300 Units Winner - Jennifer Willoughby, Greystar 2nd Place (Tie) - Jonatan Perea, Sunrise Management Company AMO 2nd Place (Tie) - Kimberly Stelse, Greystar 3rd Place - Alison Herburger, Greystar Property Manager of the Year 301+ Units Winner - Gloria “Kiki” Aguilar, Greystar 2nd Place - Nick Novelozo, Greystar 3rd Place - Shanna Klahorst, Greystar Property of the Year 1-100 Units Winner - TRU Bankers Hill, H.G. Fenton Company 2nd Place - Urbana Rental Flats, H.G. Fenton Company 3rd Place - Vici Luxury Rentals, H.G. Fenton Company Property of the Year 101-300 Units Winner - Azul North Park, Greystar 2nd Place - Aquatera Apartment Homes, H.G. Fenton Company 3rd Place - Seta, Greystar Property of the Year 301+ Units Winner - Portofino Apartment Homes, H.G. Fenton Company 2nd Place - Pacific Ridge Apartments, American Assets Trust, Inc. 3rd Place - Casoleil, Greystar Repositioned Property of the Year 1-300 Units Winner - Altair, Greystar 2nd Place - Las Palmas, Sunrise Management Company AMO Repositioned Property of the Year 301+ Units Winner - Loma Palisades Apartments, American Assets Trust, Inc. Shannon Kelly, Independent Owner

SOUTHERN CALIFORNIA RENTAL REN TAL HOUSING ASSOCI ASSOCIATION ATION- -SCHRA.ORG SCHRA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

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By Paul J. Watrous, President, National Roof Certification and Inspection Association

Mastering Senate Bill 721:

California’s Balcony and Deck Inspection Law A Comprehensive Guide for Property Managers and Owners

he revolutionary lyrics of Sam Cooke, “It’s been a long time coming but I know a change is gonna come,” preceded the reforming Civil Rights Act in 1964. Just a few short decades ago, life looked different. Travelers didn’t have to pass through TSA to board a plane, we didn’t have to wear seatbelts, and children didn’t have car seats. Homes are no longer built utilizing lead and asbestos-based products. Reforming laws are typically passed due to unfortunate and tragic incidents and are in place to better serve the community, promote the safety of its citizens, and protect their most basic inalienable right, life. These things have now become part of everyday life. Many may not think twice about it because we understand and support the greater objective. Sam Cooke’s lyrics still ring true today however, the change is here, and the time is now. Now, you might be asking what this has to do with California’s Senate Bill 721 (SB 721). In the ever-evolving world, staying informed about the latest legislative

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

developments is essential, especially in the real estate industry. California’s SB 721, commonly known as the Balcony and Deck Inspection Law, has significantly changed the landscape of multi-family investments, property maintenance, and safety. The 2015 tragic incident in Berkeley, California, served as a catalyst for SB 721, and three years later, the bill was enacted in 2018, aiming to take preventative measures in efforts to prevent such incidents from happening again. People have the right to life. By ensuring property owners regularly assess and maintain their buildings to promote a safe living environment for their tenants and the public, all Exterior Elevated Elements (EEE) must be periodically inspected and maintained. Initially, changes can sometimes be abrasive and difficult to navigate. But let’s approach this law with the positive mindset that everyone should have the right to life, a safe one at that, without worrying about history repeating itself. This law has far-reaching implications that will only continue to develop over time. Naturally, being headquartered in Southern California, this inspection law caught the team’s attention at The

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

National Roof Certification and Inspection Association (NRCIA). Since 1995, the NRCIA has been known for trailblazing the roof inspection industry with best practices and processes. Through research, crafting educational and training courses, and developing tools and resources that target the inspection industry, the NRCIA is committed to promoting safety, transparency, and excellence within the real estate community.

fix it.” Breaking long-time habits or strategies can be challenging, especially when it consumes more time, expertise, professional services, and financial resources. After the initial inspection cycles, this law will subsequently edify the property owner’s mindset, shifting from reactive repairs to preventative maintenance, ultimately creating a better life for their tenants.

Recognizing the importance of SB 721 compliance, California stakeholders have been inquiring about this training which commenced the development of NRCIA’s newest educational content. “Mastering SB 721: The Comprehensive Guide to California’s Balcony and Deck Safety Law” is designed to assist service providers, property managers, and owners navigate the intricacies of this new law. KEY TAKE-AWAYS:

• The first inspection must be completed by January 1, 2025.

• Thereafter, inspections must completed every six (6) years.

• All reports and documentation must be kept for two inspection cycles or a total of twelve (12) years. After countless hours of combing through the legislation and talking with the parties involved, from building owners to city officials, the NRCIA was able to compile a three-hour course covering the history of SB 721 to understand the law and processes on a deeper level fully. The course comprises modules covering the inspection terminology, requirements, timelines, compliance, procedures, and proper documentation. Upon completion of this course, students will gain insight and sharable knowledge and be equipped to confidently navigate the SB 721 process, adding value to the services they offer. Additional field resources are provided, keeping the course details and the law at your fingertips. SB 721 represents a significant step forward in ensuring the structural integrity and safety of exterior elevated elements in multifamily buildings throughout California. Property managers and owners must be well-informed and prepared to comply with this law. NRCIA’s course, “Mastering SB 721,” is a valuable resource for staying ahead in this evolving landscape. By prioritizing safety and compliance, property managers and owners can protect their real estate investments and the well-being of both their tenants and the public. Berlin, in South Orange County, points out the stereotypical landlord mindset: “if it ain’t broke, don’t 20

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As with most changes, friction can occur, and SB 721 is no different. Beyond the initial frustration of another landlord requirement, locating a qualified industry professional to perform these inspections is the first challenge. Only firms who are licensed in California as an architect, engineer, or contractor (“A,” “B,” or “C-5,” who has at least five years’ experience in constructing multistory buildings) or a building inspector affiliated with a recognized association are allowed to perform these inspections. Due to the additional expectations on inspectors, only a limited number of qualified individuals will offer the inspection service. As we get closer to the January 1, 2025, deadline, these certified inspectors will be overwhelmed with the large number of inspection requests, and finding an available inspector will be a challenge. Most qualified individuals we questioned choose to forego offering the inspections and only perform the more lucrative restorative work. DON’T DELAY…This is the Calm Before the Storm! Scheduling your inspection, there are not enough certified inspectors to fill the demand.

Bridging the gap from the inspector to the contractor lies another speed bump that could cause delays, which is the financial component. With the typical mindset of “if it aint broke, don’t fit it,” routine preventative maintenance repairs often get deferred, resulting in more extensive and expensive resolutions. Once the initial SB 721 inspection report is delivered, the required restorative repairs need to be determined by a licensed contractor to become SB 721 compliant. Depending on the condition of the Exterior Elevated Elements (EEE), the extent of the scope of work may put unexpected financial stress on the building owner. After receiving the report, the law permits 120 days to obtain proposals and to pull a building permit; then the restorative work must be completed within 120 days from permit issuance. Scheduling inspections early and utilizing the timeframes properly will allow landlords to budget their time and gather funds for these required repairs before the January 1, 2025, deadline.

With anything required by law, there are consequences for non-compliance. There are a lot of intricacies to this law, and it is important that building owners or their designated agent consults a trained and certified inspector to perform these mandated inspections to get SB 721 compliant before 1/1/2025. Fines can range from $100-$500 per day until the repairs are completed. In addition, a building safety lien can be filed on the property with associated costs incurred. Complying with SB 721 law may assist in preventing personal injuries and potential lawsuits. Ultimately the implementation of the CA SB 721 law and knowing how to navigate the process efficiently will elevate the demand for professional property management and inspection services. For more information about NRCIA’s “Mastering SB 721” course and how it can benefit your property management efforts, visit GoSB721.com/pmo. Stay ahead, stay safe, and stay SB 721 compliant for a brighter future in California’s multifamily housing sector.

Paul J. Watrous is president of the National Roof Certification and Inspection Association. As a fourth generation in a family of builders specializing in roof systems, he has completed more than 12,500 inspections. He has assisted in developing educational courses, exams, and web-based reporting software to share knowledge and tools to promote transparency and expertise in the inspection industry. For more information, contact: Paul Watrous, Paul@nrcia.org.

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To learn more, visit 1031CapitalSolutions.com or call us at (800) 445-5908 DST 1031 properties are only available to accredited investors (typically defined as having a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years; or have an active Series 7, Series 82, or Series 65. Individuals holding a Series 66 do not fall under this definition) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. This is for informational purposes only, does not constitute as individual investment advice, and should not be relied upon as tax or legal advice. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax concepts, therefore you should consult your legal or tax professional regarding the specifics of your particular situation. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services offered through Concorde Asset Management, LLC (CAM), an SEC registered investment advisor. 1031 Capital Solutions is independent of CIS, CAM and CIA.

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April 2022 socalrha.org | 17

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.

LEARN MORE AT SOCALRHA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

CALENDAR Register at socalrha.org Register Register for for events events and and classes classes online online at at socalrha.org. socalrha.org. Please Please note, note, that that all all in-person in-person classes classes Questions? Contact Contact us us at at events@socalrha.org events@socalrha.org or or 858.278.8070 858.278.8070. Questions?

January 18

8:30A - 5:00P

Tips & Tricks for a Great Maintenance Team Improve the performance of your maintenance team and reduce turnover during this class that covers nine effective tips and tricks for managing your maintenance team.

ICON KEY

January 25

10:30A - 12:30P

Leading the Way: Team Management & Leadership Skills Join us for a brand-new, interactive, Leadership course that will build your team management and communication skills for any role in any field.

ICON KEY

January 30

10:00A - 11:30A

Independent Rental Owner Council (IROC) Join us on Tuesday, January 30, 2024 at 10:00 a.m. to hear from SoCalRHA Executive Director Alan Pentico about ballot initiatives and what the association is doing to advocate for you! ICON KEY

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February 6

2:30P - 3:30P

Supplier Council SCRHA wants to help our supplier members be successful. This is a great opportunity to hear new ideas and share yours. We hope that you’ll take the time to join us.

ICON KEY

February 27

10:00A - 11:00A

April 25

8:00A - 3:00P

Legislative Update

Rental Housing Conference & EXPO

Join us for the critical Legislative Update so you can understand the issues and support SCRHA’s

Join us for a day of education and fun at the 2024 Rental Housing Conference & EXPO. Sign up today to enjoy a day with six seminars, a full tradeshow, and prize giveaways.

ICON KEY

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION- -SCHRA.ORG SCHRA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

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WHY DO BUILDINGS FAIL IN AN EARTHQUAKE? by Ali Sahabi, Optimum Seismic

There’s a saying in our industry, that earthquakes don’t kill people. Buildings do. es, it is over-simplified, but the fact remains that earthquake threats to public safety are fundamentally linked to structural stability. People get injured in earthquakes because a building facade, wall, parapet, ceiling or other part of the structure collapsed when it is was stressed to the breaking point by the violent ground movement caused by the quake. Whether it’s the compression of the earth from P waves, the undulation of S waves, or fast-moving surface waves (the most destructive type) — buildings must be able to absorb and distribute the energy transmitted by these waves, or they break, usually in their weakest spot. WHY DOES THIS MATTER? It matters because never before have we understood so much about the structural vulnerabilities of our

buildings, and how to fix them. Nationwide, and especially here on the West Coast, there is a push to prepare our communities and make them safer against disaster. Many cities have adopted or are considering ordinances requiring retrofits of buildings proven to be vulnerable in a major quake. The White House, in its National Security Strategy, listed the promotion of American resilience against natural disaster as one of the country’s primary security issues for 2018. Here in California, there are five basic building types that have been proven to be vulnerable to failure or collapse in an earthquake: soft-story, tilt-up, nonductile concrete, steel moment frame, and unreinforced masonry. Listed below is a quick description of each building type and the general structural engineering approaches to make them safer. 1. Soft-story Buildings: Extremely popular as a means of conserving space, these structures with open ground floors used for parking have Please turn to page

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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Continued from page

been proven to be vulnerable because they lack the support to withstand lateral forces that push the building from side to side. The swaying can cause the first floor to collapse, and the upper floors to pancake on top of it. Retrofit construction for soft-story 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. 2. Tilt-up Buildings: Tilt-up construction began in the early 1900s, but didn’t really catch on until the post-World War II construction boom. The walls of a concrete tilt-up building can weigh between 100,000 and 300,000 pounds. Many tilt-up structures built prior to the late 1970s were built with limited or weak connections that have been proven to fail in an earthquake, causing severe damage and/ or collapse. These building defects can be easily corrected with seismic retrofitting. 3. Non-Ductile Concrete Buildings: Nonductile concrete buildings prior to 1978 are characterized as having concrete floors and/ or roofs supported by concrete walls, columns and/or frames. These buildings make up the majority of earthquake losses around the world because they typically attract large numbers of people: thereby enhancing the potential for death and injury. Retrofit construction of these buildings usually entails the use of shear walls

and column fortification to provide a stronger framework to prevent a collapse of the heavy floors above. 4. Steel Moment Frame Buildings: Steel moment frame construction dates back to the 1880s with the very first skyscraper, the Home Insurance Building in Chicago, but this building technique was most commonly used in the 1960s to 1990s. These structures, when built before the 1994 Northridge earthquake, can sustain brittle fracturing of the steel frames at the welded joints between the beams and the columns. There are several retrofit approaches to consider in these instances, depending on the building. Some approaches include boosted beam-column connections and chevron bracing throughout or at various points in the structure. 5. Unreinforced Masonry Buildings: Unreinforced masonry buildings make up many of the older structures typical in downtown communities. Most have undergone seismic retrofitting as required by a California state law enacted in 1986, but there are literally thousands that have yet to be retrofitted. Retrofit construction of URM buildings consists of several approaches, including securing the structure to its foundation, joining building elements to avoid independent movement of various parts of the structure, and steel bracing systems.

The Optimum Seismic team has been making California cities safer since 1984 by providing full-service earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings. With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

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SEC Registered Investment Advisor. Financial Designs is independent of CIS & CAM. This is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. There are material risks associated with investing in real estate securities including illiquidity, general market conditions, interest rate risks, financing risks, potential adverse tax consequences, general economic risks, development risks, and potential loss of the entire investment principal.

12 | Southern California Rental Housing Association Rental Advisor April 2022

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JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Why Investors Should Consider Purchasing Rent-Controlled Properties

By Ari Chazanas, Lotus West Properties marked increase in housing rental costs in major American cities has renewed a decades-long debate on the efficacy of rent control legislation as a solution for reducing homelessness. This legislative stopgap, which is aimed at putting “caps” on maximum rent prices, has grown particularly more attractive in light of the significant rise of homeless rates in cities where the average cost of renting an apartment has exponentially increased in recent years. So when investors hear the words “rent control,” they may immediately shy away from investing in properties that fall under these regulations. But there are numerous advantages to buying rent-controlled buildings, and once you know the specificities of the state and local rent control laws in the area where you plan to invest, you can gain a better understanding of the limits set on rent prices and the exemptions that might exist under certain circumstances.

UNDERSTANDING HOW RENT CONTROL WORKS The intent of rent control is to make housing more affordable for lower- and middle-income residents in markets where inventory is at a premium. Although the regulations and statutes governing rent control may vary by state, the basic intent of these laws is to place a cap on the increase of rent for as long as a tenant has rightful occupancy of a unit and, in some instances, these laws could place additional restrictions on rent costs and even severely limit or prevent evictions of tenants from rent-controlled units. But many see rent control in its current form as an impediment to development and that could sour some investors on viewing these properties as smart investment options. Below-market rental prices are not a component of every rent-controlled situation, and a savvy investor can find many other sources of revenue within a property, along with multiple opportunities for bringing units to fair market value within the prescribed regulations of rent control laws.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

THE ADVANTAGES OF INVESTING IN RENTCONTROLLED PROPERTIES While it’s true that you can be limited in how much rent you can charge tenants in rent-controlled properties, local laws do provide clear and concise regulations that investors may realize work in their favor after all. Don’t be swayed solely by the fact that units are rented below market rate; consider the many benefits that come with investing in rent-controlled properties. Even the most cautious investor might find the silver lining in an otherwise riskier-than-normal investment proposition. REDUCED PURCHASE PRICE In my experience, the cost to acquire a property that falls under rent control regulations is typically lower than properties of similar size and occupancy that meet or exceed market rate. Investors who purchase rent-controlled properties often do so with the intent of owning them for longer periods of time. LONG-TERM OUTLOOK Investors who choose to purchase rent-controlled properties do so knowing they can enjoy a significant upside in the future, positioning themselves to enjoy a significant return on investment through increased rental revenue in the future. The reason being that a property can regain its fair market value after all of the current tenants in residence move out of the building. Rent-controlled property investments are ideal for investors who like to purchase a property and maintain that building as part of their investment portfolio for the foreseeable future. STEADY REVENUE EARNINGS There are two definite advantages to owning a property governed by rent control. The first is a drastically reduced tenant turnover rate. Fewer tenants moving out means a low risk of vacant units. When a tenant enjoys below-market rent costs, he or she is far more reluctant to move out. This reduces the risk of trying to put a vacant unit back on the market. Landlords don’t want to spend money advertising the vacant unit, screening potential future tenants and dealing with the clean-up and renovations to put the unit back on the market. Low turnover rates mean potentially high upside for property owners. A rent-controlled building all but guarantees little to no turnover from year to year. LEASED UNITS If the property has all or nearly all units rented, you 32

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

could be waiting a very, very long time to return those rental units to current market value. A tenant must move out of the unit before it can be rented at a higher cost. So, it makes the most sense to purchase a rentcontrolled property that has a higher number of vacant units. Once all of the current tenants have vacated the premises, the entire building can start to enjoy current fair market rent value. As for the units that are leased, find out how long the current tenants have lived in those units. If those tenants have been renters for a long period of time, don’t expect them to leave anytime soon. It might benefit you to move on and find another property to purchase as you could be waiting years, perhaps decades, to make improvements and put vacant units back on the market at fair value. CAP RATE OUTLOOK This can be tough to determine but analyze the rentcontrolled property you plan to purchase by both the current and future cap rates should you have the opportunity to return a vacant unit to the market at the present fair market value. But still keep in mind how long the current tenants might plan to remain in their units. If you expect tenants to vacate their units in the next six to 18 months, purchasing the property at a lower cap rate might result in a smart, lucrative investment. But if they aren’t planning on leaving for the next 10 to 15 years, the investment becomes less lucrative, even at a higher cap rate. LET ME LEAVE YOU WITH THIS... Always do your homework when you consider any substantial financial investment, but this is even more important when investing in rent-controlled properties because the laws are always changing. It can be very easy to lose money because local statutes or regulations governing rent-controlled properties are rewritten or altered with little advance notice. The information provided here is not investment, tax, or financial advice. You should consult with a licensed professional for advice concerning your specific situation. Ari Chazanas is the founder and Chief Executive Officer of Lotus West Properties, a property management and investment firm based in West Los Angeles. He is a member of the Board of Directors of the Apartment Association of Greater Los Angeles. This article was first published Forbes Business Council, and is being republished with permission of the author.

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5/3/2022 12:40:19 PM

yardibreeze

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Manufactured Housing: Booming Investments & Cutting-Edge Tech by Max Glassburg, Yardi breeze

n recent years, manufactured housing has emerged as a crucial component in addressing the affordable housing crisis in the United States. Once viewed as a less desirable housing option, this sector has undergone a transformation, capturing the attention of investors and innovators alike. This article delves into the reasons behind this shift, the challenges faced and the technological advancements propelling the industry forward. MANUFACTURED HOUSING IS A GROWING INVESTMENT OPPORTUNITY

Do manufactured homes hit the sweet spot for investors? The answer is mixed.

manufactured housing. MHVillage pointed out that the average cost per square foot of a site-built home is $139.20. The average cost per square foot for a manufactured home is $72.46. Michael Callaghan, managing partner with Four Leaf Properties, spoke of the extensive development activity, including UMH Properties and Nuveen Real Estate’s new joint venture making a significant $170 million investment in new communities. The sector’s resilience is emphasized by its ability to adapt during supply chain disruptions and economic downturns. Gooch also pointed out the flexibility afforded by factorybased production, which allows for sourcing alternative materials and meeting HUD specifications.

REASON TO BE EXCITED

REASON FOR CONCERN

As affordable housing becomes increasingly scarce, consumers are turning to manufactured homes. This has led to a surge in development. In 2022, Lesli Gooch, CEO of the Manufactured Housing Institute, noted the production of over 100,000 units in 2021. This was the first time this has happened since 2006. With regards to affordability, each home averaged $87,000.

The sector’s stability and low operating costs have attracted the investment community, especially in challenging markets. However, there has been a growing concern about insufficient stock to meet investor demand. Callaghan noted that about 80% of activity involves properties not considered institutional grade. “Around 80 percent of the activity in manufactured housing fits that [non-institutional] category,” he said. “That’s the product the big

This tracks with other statistics on the cost of

Max Glassburg is a senior marketing writer at Yardi. He is usually found writing blog content for Yardi Breeze and especially enjoys connecting with clients and sharing their successes with the real estate community. In his spare time, he is probably working it on the guitar. SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

[investors] don’t want.” Development goes on, but many in the industry are still waiting for the tide to truly turn in favor of this underappreciated and often undermined sector. CHALLENGES & INNOVATIONS IN COMMUNITY MANAGEMENT As manufactured housing increases its appeal to renters and investors alike, more property managers are looking for specific tech that caters to this industry. That’s according to Paul Quigley, a Yardi account

executive who specializes in manufactured housing. He says that tracking tools are necessary to simplify complex, manual processes. The follow section is an excerpt of an interview with Paul on the ways community management software can resolve the most frustrating challenges in manufactured housing management. THE IMPORTANCE OF VIOLATIONS TRACKING IN COMMUNITY MANAGEMENT SOFTWARE The ability to track violations is important because eviction laws and regulations are different in each state. These laws inform how the property manager communicates violations to the resident, whether that be via email or physical printout.

We’re Taking a Load Off of Apartment Owners and Property Managers.

THE ULTIMATE GOAL OF VIOLATIONS TRACKING It really boils down to whether violations were tracked sufficiently enough to warrant an eviction. Once that process is underway, property managers need all their ducks in a row to get through it. That’s where a violations tracking tool like Yardi Breeze Premier can be a huge help to owners and operators. It’s really quite intuitive and simple. IT’S ALL ABOUT COMMUNICATION

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The fact that Breeze Premier ties in with resident communication is huge. Our cloud-based system maintains a permanent record of all communication. In order to track violations, you need to be able to see when communications took place, verify the appropriate action was taken at the appropriate time and check that the right number of notices were sent. WORKING ACROSS STATE LINES

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We have clients with multiple MH communities in different states. Each community’s violation documents pertain to the state the park is listed in. So, if someone has parks in Florida and California, they can have those specific violation notices sent out Please turn to page

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SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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containing the language and method required by the state. THE CHALLENGE OF WORKING WITHOUT MODERN SOFTWARE If an MH owner or manager doesn’t have any type of community management software, a lot of this stuff falls through the cracks. Violation tracking becomes a series of manual processes. That means emailing out notices or physically having site staff bring notices to the home. This is where operators can get into trouble. Down the road, when they’re trying to evict somebody, the property manager’s case goes through the court system. If they don’t have the exact, specific wording in their violation notices, they can’t prove that they notified this resident the correct number of times, in the right way and in the necessary timespan. HOW BREEZE PREMIER STREAMLINES THE NOTIFICATION PROCESS Once you create a violation, you can attach photos and videos to it. Then send them in text and email. It makes documentation much more efficient and reliable. Even if the law requires the property manager to mail each notice, it’s still very easy to create the violation in Breeze Premier, then print it out as a PDF. It’s a convenient one-click solution for any manufactured housing community in a state or municipality that requires you to physically mail violation notices to the resident. You can use the Activity Feed in Breeze Premier to make sure somebody on your site staff follows up on every violation. You definitely want to use the violation tool as the primary means of keeping track, with the Activity Feed as a complimentary notetaking tool. It’s a quick and easy way to schedule follow-ups and inspections as well as other tasks and reminders. BOTTOM LINE FOR THE FUTURE OF COMMUNITY MANAGEMENT Manufactured housing has always been a more affordable housing option. Now, it’s finally catching the eye of investors looking for stable corners of the real estate market. There are challenges: limited housing stock and production barriers exist, but the industry has proven itself to be resilient and adaptable. With substantial investments and supportive government initiatives, manufactured housing is shaping up to be a key player in solving the housing shortage and a smart investment choice going forward.

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San Diego (38428)

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

2024 FORMS UPDATE

ew and updated forms to help members comply with approaching legal requirements are now available. Fortunately, SCRHA was able to defeat dozens of bad bills and minimize the need for new forms.

LIST OF NEW OR UPDATED FORMS:

• Updated – Form #200SD and #200SD SFR City of San Diego Rental Agreement: Now includes mandatory Family Daycare notification • New – Form #240 City of San Diego Family Daycare notification addendum • New – Form #235 Mobility Device Storage Agreement

Property owners and managers with properties in the City of San Diego are required, as of January 1, 2024, to have a Family Daycare Disclosure in their rental agreement. SCRHA has added the required language to the City of San Diego Rental Agreement and has created an addendum with the language for those who do not use the SCRHA Rental Agreements.

Did you know that some laws require certain notices to be in a specific font size? For instance, the City of San Diego Tenant Protection Notification language and the Family Daycare disclosure must be in at least 12-point font. Other forms are required to have certain language present to be legal and enforceable. SCRHA works hard to ensure these stringent regulations are included in our forms to protect our members. SB 712 (Portantino) goes into effect January 1, 2024. This codifies a resident’s right to own personal micromobility devices and store and recharge up to one personal micromobility device in their dwelling unit for each person occupying the unit, subject to certain conditions and exceptions. There has been growing concern with the batteries in eBikes and similar devices catching fire. SCRHA has created an addendum, so residents understand their rights and responsibilities when storing such devices. Coming in Spring 2024! The Termination of Tenancy form for properties subject to statewide Just Cause (not including properties in the cities of San Diego or Chula Vista) will be updated to comply with SB 567 (Durazo). The bill and its changes to AB 1482 don’t take effect until April 1, 2024. SCRHA will notify members when the form is available.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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Questions Answers Landlord Legal

by Kimball, Tirey & St. John LLP

uestion : I was told by my tenant that my

notice of increase was bad because it was less than 90 days and was over 10%. I thought it was 60 days for rent increases. Is my tenant correct?

nswer: Yes, the tenant is correct in this instance. Beginning in 2020, the Civil Code changed to increase the amount of time from 60 days to 90 days for a rent increase of over 10% within the last 12 months. If you mail out the increase within the state of California, you need to add 5 days for mailing for a total of 95 days’ notice.

uestion: In our lease agreements we require

tenants to pay their rent on the first of the month. If the first falls on a holiday, such as Labor Day, do you have to give the tenants until midnight on the second to pay the rent or can you still enforce the late fee as of midnight on the first?

nswer. Rent is not delinquent unless one business day has expired from the date the rent is due. So, if the first is a weekend or holiday, the rent is not late until after one business day has expired.

uestion: I own a fourplex. Unit B has two cars,

one of the cars has broken down. What kind of demands can I place on my Unit B tenant about the broken-down vehicle?

nswer: You can create a lease term by requiring all vehicles to be in operable condition or they will be towed. To put this into place, you need to either serve a Thirty-Day Notice of Change of Terms to a month-to-month agreement or wait until the lease expires and have the new condition in the renewal lease. If your property is in an area that has just cause eviction regulations, this may not be an option depending on the local ordinance.

uestion: I rented a condominium unit to a couple on a one-year fixed term lease. After one month, they had to move out to take a job out of state. My daughter wants to move in and that’s all right with me, but she will not be paying me rent. Does the tenant still owe me the rent for the balance of the remaining term of the lease?

nswer: Under California law, a tenant who vacates early is liable for the remainder of the lease period up until the time the premises are re-rented or otherwise taken back by the landlord. Effective on the date your daughter moves in, the tenant is relieved from further payment.

uestion: Can I bill my tenant for excessive

water usage if I can prove they neglected to fix two leaky faucets for over three months?

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

nswer: Most rental agreements and California law require the tenant to maintain the premises in good condition and repair. Failure to meet their obligations would therefore be a breach of the lease and you should be able to recover all losses suffered, provided you have sufficient proof.

nswer: No, a text would not qualify. A 30-Day Notice must follow statutory requirements and should be served in the same manner as a Notice to Pay Rent or Quit, personal, sub-service or post and mail, although service by certified mail is permitted by California law.

uestion: New tenants moved in last month. The wife now wants me to take her name off the lease because she is moving out and getting a divorce. They agreed to a one-year lease. What can I do?

uestion: We had two tenants move out and

nswer: You are not legally required to release the wife from liability under the lease. If you do, and the husband is unable to pay or declares bankruptcy, you would not be able to pursue your losses from the wife. After the initial term lease is over, the wife is no longer liable.

deduct their security deposit as last month’s rent. However, we have accrued expenses for damages and cleaning. What can we do?

nswer: If you can locate the former tenants, you can sue them in small claims court to get a judgment which is valid for 10 years. As an alternative, you can turn the matter over to a collection law firm or agency that is experienced in collections against former tenants.

uestion: How long does an unlawful detainer

uestion : What can you do about a tenant

being cruel to an animal such as keeping a large dog in small quarters outside with the dog crying in the rain, cold and heat?

nswer: You have a right to report any criminal or inhumane acts occurring on the rental property. If the mistreatment constitutes a crime, you could evict the tenant for carrying out illegal activity on the premises.

judgment stay on the tenant’s record?

nswer: Judgments for personal debt under $50,000 are valid for 10 years as far as collection goes. The judgment also accrues interest at 5% per annum and can be renewed once for an additional 5 year period. Credit reporting agencies keep this information on credit reports for seven years.

uestion: Is a phone text an official written notice for a 30-Day Notice?

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. © 2023 Kimball, Tirey and St. John LLP

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Essential Maintenance Tasks:

New Year’s Checklist for Rental Housing Providers

By Mike Peterson

n 2021, there were 400 deaths and 3,100 injuries caused by apartment fires nationwide, costing around $1.7 billion. While various factors led to these sad statistics, the lack of essential maintenance is among them. As a rental housing provider, you must ensure that your property is well-maintained to look after the safety and well-being of your tenants and prevent these disasters from happening. However, performing essential maintenance or starting “do it yourself” (D.I.Y.) projects to increase the property’s value can sometimes lead to unforeseen circumstances, like sustaining injuries. Let’s explore the maintenance tasks that every apartment owner should perform, along with essential safety and liability considerations and tips to increase the value of your apartment property. MAINTENANCE YOU ABSOLUTELY NEED TO DO Regular maintenance is critical to keep an apartment building in good condition and safe for tenants. Here are some of the most important tasks you need

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

to do:Check Plumbing and Electrical Systems. One of the most essential areas to focus on is your apartment building’s plumbing and electrical systems. Regular inspections and repairs of leaks or clogs will help prevent water damage. Research shows that nationwide home water damage costs are around $20 billion annually. Maintaining your apartment’s electrical systems also ensures that any outdated or faulty wiring doesn’t cause safety hazards and results in fires. MAINTAIN HVAC SYSTEMS Another critical maintenance you need to perform as an apartment owner is on your building’s heating, ventilation, and air conditioning (HVAC) systems. Regular maintenance of HVAC systems can help improve air quality, reduce pollutants, and lower energy costs. According to the Department of Energy, replacing or cleaning air filters can reduce energy consumption by as much as 15%. And while annual maintenance of your apartment’s HVAC systems can cost you around $80 to $450 on average, it’s still Please turn to page

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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marginally lower than the cost of replacing faulty or outdated equipment, which can be around $6,000 on average.

And accurate records of all your maintenance and repair costs can help provide legal protection against tenant disputes.

ENSURE EXTERIOR MAINTENANCE

IMPROVING THE VALUE OF YOUR APARTMENT PROPERTY

As the saying goes, “first impressions count.” And that holds true when it comes to apartment buildings. The outside of your building is the first thing any prospective tenant and visitor sees. If your income stream relies on rental payments from current and potential tenants, it pays to take care of the looks of your apartment building. Maintenance of the building’s exterior includes cleaning the windows, sidings, and roofs. Repairing cracks or damage to the apartment’s walls, foundations, or overall structure is also part of essential maintenance. Adding a fresh coat of paint or doing landscaping can’t hurt either. In contrast, it may improve tenant satisfaction, make the property more desirable, and increase its value. SAFETY AND LIABILITY CONSIDERATIONS As a responsible apartment owner, it’s crucial to consider fire safety, security, and liability concerns. Installing smoke detectors and providing accessible fire extinguishers in all units and common areas can help prevent and minimize damage in the event of a fire. Security systems like surveillance cameras, alarm systems, and intercom systems can deter theft, vandalism, and trespassing. Conducting background checks on your tenants and employees, like property managers, can also improve the overall safety of your apartment building. And while the safety of your renters and employees is paramount as an apartment owner, you should also protect yourself. Complying with safety codes and regulations, such as the minimum heat level, providing plumbing and hot water, and prohibitions of pest infestation, is essential to prevent accidents. Purchasing liability insurance can also protect against costly lawsuits.

The benefits of maintaining your apartment building as a property owner include tenant safety and satisfaction, prevention of costly repairs, and compliance with regulations. However, many apartment owners often overlook another advantage of maintenance - protection of the property’s value. Improving the value of your apartment can bring various benefits, including: (i) Increase Rental Income: A property with a higher value can command higher rent prices; (ii) Encourage Higher Occupancy Rates: A well-maintained apartment property can attract and keep more tenants; (iii) Increase Resale Value: If you decide to sell your property, a higher value can lead to a higher sale price and a better return on your investment; and (iv) Lower Maintenance Costs: Newer features and structures, such as modern HVAC systems, often require less maintenance. Simple renovations and upgrades, like additional storage space, energy-efficient systems, or more curb appeal, can increase the overall value of your property over time. SOME FINAL THOUGHTS As a responsible property owner, you must perform regular essential maintenance as an apartment owner, especially if you want to avoid costly repairs and prevent disasters like fires. Performing routine maintenance tasks can also help increase the value of your property, providing a return on your investment. Most importantly, maintaining your apartment property protects your tenants and improves their satisfaction.

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JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Since 1967

Մենք խոսում ենք հայերեն,

DIRECT DISTRIBUTOR TO THE MULTIFAMILY OWNER, INVESTOR, MANAGER, BUILDER, CONTRACTOR, & DESIGNER

NH: 818-769-8000 | www.ApartmentSupply.com | VN: 310-450-8585

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SA ME-DA Y O R NEXT -DAY D EL IVER Y AND INST ALLATION AVAIL ABL E! CALL US FOR MORE INFO R MATIO N PRICES, SI ZES, AVAILABI LITY & MODELS ARE SUBJECT TO CHANGE ANYTIME WITHOUT NOTICE

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

HELP STOP RENT CONTROL INITIATIVE

FACTSHEET

A new rent control initiative will be on the November 2024 ballot. 2024 BALLOT INITIATIVE

PROPERTY OWNERS

Local jurisdictions will have free rein to impose and expand rent control.

Your rental income and property value will decline.

Will prohibit rent increases upon vacancy (also known as vacancy de-control) by eliminating the owner's ability to charge the market rate when a tenant vacates the unit.

If you are renting your units below market, you may never catch up because the initiative allows local jurisdictions to "cap" how much you may increase rent following a vacancy.

WHAT IT DOES

WHY IT MATTERS

Rent "caps" would apply to single-family homes and condominiums.

Imposes rent control on all properties including single-family homes and condominiums by eliminating AB 1482 protections.

To stop this so-called "Justice for Renters" initiative in 2024, CalRHA and its affiliates are asking for your support and contribution to fight this third attempt by the same anti-housing activists behind Propositions 10 and 21 from 2018 and 2020. CalRHA and its regional associations collectively need to raise a minimum $5 million dollars, so we're all in this together. All funds raised will go toward the initiative fight. To make a contribution, please click here or scan the QR code. Thank you for your generosity.

$5 MILLION TARGET

DEDICATED FUNDS

SUCCESS TOGETHER

T h e l a s t r e n t control fight cost t h e b r o a d e r housing industry $ 8 0 m i l l i o n dollars. This next f i g h t w i l l cost even more.

Fund s w i l l b e d e p o s i t e d i n t o a dedi c a t e d a c c o u n t s p e c i f i c a l l y fo r f i g h t i n g t h e i n i t i a t i v e .

We defeated both the 2018 and 2020 rent control initiatives. With your support, we can do it again.

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

cal-rha.org

655 WB Operating LLC . . . . . . . . . . . . . . (619)702-0655 A AMK Property Management . . . . . . . . . . (619)546-0015 Abode Communities. . . . . . . . . . . . . . . . . (213)225-2868 All Points Real Estate . . . . . . . . . . . . . . . . (619)298-7724 Alliance Investment Corp. . . . . . . . . . . . . (858)597-4900 AltaCima Apartment Homes . . . . . . . . . . (858)565-8333 American Assets Trust, Inc. . . . . . . . . . . . (858)350-2564 Antelope Ridge (Sentinel Real Estate) (951)672-8181 Arbor Terrace . . . . . . . . . . . . . . . . . . . . . . . (619)293-3612 Arbors at California Oaks Apartment Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (951)461-3264 Asset Property Management . . . . . . . . . (858)560-9363 Avenue 5. . . . . . . . . . . . . . . . . . . . . . . . . . . (206)582-3333 Award Property Mgmt . . . . . . . . . . . . . . . (619)471-1755 B Bob Cota Realty . . . . . . . . . . . . . . . . . . . . (619)465-9934 Brennan And Associates Inc. . . . . . . . . . (619)475-2470 Brentwood Management Co. . . . . . . . . . (619)220-8595 Bridge Property Management. . . . . . . . . (801)716-5795 Brycorp, Inc.. . . . . . . . . . . . . . . . . . . . . . . . (619)920-7174 Buchanan Property Management Corp. (619)269-0276 C CASAVIDA . . . . . . . . . . . . . . . . . . . . . . . . . (858)454-8857 Cambridge Management Group, AMO (619)497-0771 Campus Village 1, 2 & 3 | 6 Star Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)583-3339 Chase Pacific Property Management and Real Estate Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)271-8841 Cirrus Asset Management, Inc.. . . . . . . . (818)222-4840 City View Apartments|Greystar . . . . . . . . (619)234-0134 Community Research Foundation, Inc. (619)275-0822 Core Property Group . . . . . . . . . . . . . . . . (619)399-7279 Cushman & Wakefield . . . . . . . . . . . . . . . (949)224-2929 D Delta Property Management. . . . . . . . . . (619)465-5851 Douglas Allred Company. . . . . . . . . . . . . (858)793-0202 E Eagle Glen Apartments | Greystar . . . . . (951)461-4565 Elevate SD Properties. . . . . . . . . . . . . . . . (619)535-8112

Elite Property Management. . . . . . . . . . . (619)823-3712 Euston Management . . . . . . . . . . . . . . . . (858)793-8899 F Five Peaks Property Management. . . . . (619)814-7505 Foothills at Old Town | Sentinel Corp (951)676-7545 G 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 IPI Property Management . . . . . . . . . . . . (858)277-2700 Iconic on Alvarado | BH Management Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)286-3990 Income Property Advisors Inc. . . . . . . . . (858)279-1500 J Jensen Properties . . . . . . . . . . . . . . . . . . . (858)449-7294 Johnston Property Management, Inc. (760)944-0703 K KFR STAR Realty . . . . . . . . . . . . . . . . . . . (619)293-7653 L Leonero Properties . . . . . . . . . . . . . . . . . . (619)273-4350 Liberty Military Housing . . . . . . . . . . . . . . (858)874-8100 Logan Property Management. . . . . . . . . (619)260-5562 Lyon Living. . . . . . . . . . . . . . . . . . . . . . . . . (949)838-1274 M MG Properties . . . . . . . . . . . . . . . . . . . . . . (858)658-0500 Maya Linda Apartments. . . . . . . . . . . . . . (858)566-5350 Mira Bella Apartments | Simpson Property Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)560-5720 Modera San Diego | Mill Creek Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)500-8509 N Noah Realty . . . . . . . . . . . . . . . . . . . . . . . . (858)504-0416 O Oakleaf Apartments | Management Works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (760)433-9510 Ocean Breeze Apartments|Greystar. . . . (619)428-3369 Olympus Property. . . . . . . . . . . . . . . . . . . (858)268-8858 P Pacific Commercial Management, Inc (858)450-6886 Parkdale Apartments | Norco Mgmt. Corp. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (760)737-9017 Pasas Properties, Inc.. . . . . . . . . . . . . . . . (619)607-7560 Paul Langley Company . . . . . . . . . . . . . . (415)431-9104 Pemberley Realty . . . . . . . . . . . . . . . . . . . (619)778-0577

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 RG Investment Real Estate Services Inc.(858)268-5004 Red House Property Management . . . . (858)755-3031 Rehmann Realty Group . . . . . . . . . . . . . . (619)440-5669 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 SBCS, Corporation. . . . . . . . . . . . . . . . . . (619)420-3620 SD Rent Pros. . . . . . . . . . . . . . . . . . . . . . . (619)884-0906 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 Sea West Property Management . . . . . . (760)787-6035 Southwest Equity Partners . . . . . . . . . . . (760)419-5300 Stanza Little Italy | Greystar . . . . . . . . . . . (619)677-1799 Sudberry Properties, Inc. . . . . . . . . . . . . .(858) 546-3000 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 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 V Valentina by Alta . . . . . . . . . . . . . . . . . . . . (619)391-2700 VandenBerghe Properties . . . . . . . . . . . . (925)819-1009 W Waterleaf | Avenue 5. . . . . . . . . . . . . . . . . (833)355-0039 Whispering Oaks Apartments | Greystar (760)471-1262 Whittington Property Management Inc. (619)667-3050 Willin Properties. . . . . . . . . . . . . . . . . . . . . (619)298-0500 Z Zimmerman Property Management. . . . (619)546-5361

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION- -SCHRA.ORG SCHRA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

5 51

forward-thinking. Now, Gen Z is Gen Z job seekers cite a not as concerned with recreation commitment to diversi or downtime at the office, rather important factor in dec a financial investment in their whether or not to accep 1 future. However, stock options Here it is very importan and a standard 401(k) won’t cut it company to talk the tal when they are actually searching the walk. Diversity and for “student loan assistance, cannot just be a phrase tuition reimbursement, and company’s mission stat maternity and paternity benefits.” a committee that meets This generation values a work-life quarter. This dedication balance and is highly optimistic to be seen in initiatives for the future, so these types asking one’s pronoun p of benefits will not only attract adequate accommodati NMLS #2050119 but also encourage them to stay those who are different Vice President, Commercial Loan Officer and take advantage of these policies to ensure fair a (949) 371-1932 | kcanto@myprovident.com opportunities. pay, etc.

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JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

24 | Southern California Rental Housing Association Rental Advisor April 2022

1031 EXCHANGE & TRUST SERVICES SMIB Management Inc.. . . . . . . . . . . . . . (619)206-5550 ADVERTISING & MARKETING Apartment News Publications . . . . . . (714)893-3971 Apartments.com . . . . . . . . . . . . . . . . . (888)658-7368 Effortless Ads . . . . . . . . . . . . . . . . . . . (214)952-9862 Financial Designs, Ltd. . . . . . . . . . . . . (858)597-1980 J&J Creative, LLC. . . . . . . . . . . . . . . . (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 . . . . . . . . . . . . (760)896-4994 APPLIANCE SALES R & B Wholesale Distributors, Inc. . . . . . (909)230-5400 Western State Design, Inc. . . . . . . . . . . . (510)931-7099 ATTORNEYS-AT-LAW Andrew Griffin . . . . . . . . . . . . . . . .(619)440-5000 Heinz & Feinberg . . . . . . . . . . . . . .(619)238-5454 Kimball, Tirey & St. John LLP . . . .(619)234-1690 Todd A. Brisco & Associates, APC (714)634-2814 BACKFLOW TESTING Pacific Backflow Company, Inc. (760)639-4000 San Diego Backflow Testing, Inc. (877)363-8378 BALCONY INSPECTIONS Pacific InterWest . . . . . . . . . . . . . .(657)276-1629 BANKS Banc of California . . . . . . . . . . . . . . . . . . . (858)320-8410 Chase Commercial Term Lending . . . . . (619)464-0573 First Republic Bank. . . . . . . . . . . . . . . . . . (760)525-1679 BATHROOM REMODELING & REFINISHING American Bathtub Refinishers (619)265-9200 BROKERAGE Doug Taber CCIM - Rental Housing Broker . . . . . . . . . . . . . . . . . . . . . . . . . . . .(619)483-1031 CABINET AND COUNTERTOPS Cabinets And More. . . . . . . . . . . . . . . . . . (858)231-8532 Grand Design Kitchens . . . . . . . . . . . . . . (760)789-0992 Marjan Stone . . . . . . . . . . . . . . . . . . . . . . . (719)651-2041 Qwikkit . . . . . . . . . . . . . . . . . . . . . . . . . . . . (713)540-3205 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 SSurface Experts Central San Diego (858)926-4041 Cleanology Housekeeping Personnel Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)281-2532 Atlas Property Service . . . . . . . . . . . . . . . (858)386-4578 DAPA Services Inc.. . . . . . . . . . . . . . . . . . (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 TWS Facility Services. . . . . . . . . . . . . . . . (888)883-1915 COIN-OPERATED LAUNDRY EQUIPMENT All Valley Washer Service. . . . . . . . . . . . . (800)247-1100 WASH Multifamily Laundry Systems (858)279-1234 Washtek, Inc. . . . . . . . . . . . . . . . . . . . . . . . (760)735-2495 COLLECTIONS Kimball, Tirey & St. John LLP . . . . . . (619)234-1690 CONSTRUCTION AND REMODELING CalHomeCo Construction . . . . . . . . . (858)228-7036 Cambridge Maintenance and Property Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)320-8334 Dexcore Restoration. . . . . . . . . . . . . . (619)993-3417 Larry O’Dell Construction. . . . . . . . . . (619)501-5252 Workright Property Services Inc . . . . (858)751-6312 McMillin Contracting Services. . . . . . (619)401-7000 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 Go-Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)518-0326 Legacy Apartment Staffing . . . . . . . . . . . (619)387-5530 The Liberty Group. . . . . . . . . . . . . . . . . . . (951)744-0057 ENVIRONMENTAL: ASBESTOS / LEAD / MOLD BELFOR Property Restoration. . . . . . (858)847-9886 JJ&S Environmental Services . . . . . . (760)536-3178 Vert Environmental . . . . . . . . . . . . . . . (858)433-3290 EVICTIONS Kimball, Tirey & St. John LLP . . . .(619)234-1690 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 Opti-Fit. . . . . . . . . . . . . . . . . . . . . . . . . (888)601-4350 FLOOD DAMAGE BELFOR Property Restoration (858)847-9886 FLOOR COVERINGS Surface Experts Central San Diego (858)926-4041 Redi Carpet Sales of California , LLC (858)576-8400 Star Flooring & Remodeling. . . . . . . . 619-282-4000 Real Floors . . . . . . . . . . . . . . . . . . . . . (951)317-2231 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 Modular Building specialist corp (619)980-7481 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 Google Fiber . . . . . . . . . . . . . . . . . . . . (206)531-1250 Quantum Fiber . . . . . . . . . . . . . . . . . . (360)931-9864 Wyyerd Fiber. . . . . . . . . . . . . . . . . . . . (619)936-1927 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 Schindler Elevator Corporation . . . . . (949)781-6056 MAINTENANCE SUPPLY 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

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION- -SCHRA.ORG SCHRA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

7 53

PACKAGE/PARCEL MANAGEMENT SERVICES Parcel Pending. . . . . . . . . . . . . . . .(949)490-6987 PAINT MANUFACTURERS & SUPPLIES Behr Paint . . . . . . . . . . . . . . . . . . .(760)415-6015 Dunn-Edwards Corporation. . . . . .(619)884-3866 Sherwin-Williams Co.. . . . . . . . . . .(714)404-8212 PAINTING General Coatings Corporation . . . . . . . . (619)707-2639 Primus Paint Workx . . . . . . . . . . . . . . . . . (619)738-8022 Pro-Tech Painting Company . . . . . . . . . . (858)527-0200 PARKING MANAGEMENT SOFTWARE Reliant Parking Solutions. . . . . . . .(888)977-6848 PAVING MAINTENANCE Eagle Paving . . . . . . . . . . . . . . . . .(858)486-6400 PEST CONTROL ATCO Pest Control . . . . . . . . . . . . . . . . . . (415)898-2282 Kilter Termite and Pest Control . . . . . . . . (714)348-0488 Lloyd Pest Control. . . . . . . . . . . . . . . . . . . (800)570-2847 Payne Pest Management . . . . . . . . . . . . (877)277-3970 PROPERTY MANAGEMENT Wakeland Housing & Development . . . . (619)235-2296 PROPERTY MANAGEMENT PERSONNEL BG Multifamily . . . . . . . . . . . . . . . .(619)785-3164 InterSolutions . . . . . . . . . . . . . . . . .(619)804-2554 PROPERTY MANAGEMENT SOFTWARE SafeRent Solutions . . . . . . . . . . . .(419)367-7615 RATIO UTILITY BILLING SYSTEMS Livable . . . . . . . . . . . . . . . . . . . . . .(877)789-6027

REAL ESTATE ACI Apartments Office . . . . . . . . . .(619)299-3000 Voit Real Estate Services. . . . . . . .(858)453-0505 RENOVATIONS & REMODELING 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 . . . . . . . . . . .(866)655-1490 ROOFING A-1 All American Roofing Company (858)537-5177 Commercial & Industrial Roofing (619)465-3737 Sully-Jones Roofing. . . . . . . . . . . .(800)611-3110 SECURITY GUARD PATROL Securitas Mobile Guarding . . . . . .(619)214-4919 Security First . . . . . . . . . . . . . . . . .(619)243-3992 SECURITY SERVICES ASAP Security Guards . . . . . . . . . . . . (619)750-4542 Bald Eagle Security Services, Inc. (619)230-0022 California Safety Agency . . . . . . . . . . (866)996-6990 JDS Security . . . . . . . . . . . . . . . . . . . . (619)781-8694 Signal Security . . . . . . . . . . . . . . . . . . (619)363-7233 SEISMIC RETROFIT Optimum Seismic. . . . . . . . . . . . . .(562)298-6395 SMART TECHNOLOGY ADT Smart Communities. . . . . . . . . . . . . (714)858-1344

Ivy Energy. . . . . . . . . . . . . . . . . . . . . . . . . . (801)318-7803 SUBMETERING / BILLING SERVICES Conservice Utility Billing & Mgmt . . . (602)481-7440 QMC Metering Solutions . . . . . . . . . . (778)809-0052 SUPPORTIVE HOUSING Brilliant Corners . . . . . . . . . . . . . . .(213)232-0134 TENANT SCREENING CIC . . . . . . . . . . . . . . . . . . . . . . . . .(800)288-4757 TOWING SERVICES Western Towing . . . . . . . . . . . . . . .(619)297-8697 TRAUMA SCENE CLEAN UP BELFOR Property Restoration (858)847-9886 WASTE MANAGEMENT Strategic Sanitation Services. . . . . . . (877)271-7909 Valet Living . . . . . . . . . . . . . . . . . . . . . (813)248-1327 WasteXperts, Inc. . . . . . . . . . . . . . . . . (206)496-9289 WATER DAMAGE RESTORATION BELFOR Property Restoration (858)847-9886 First Onsite. . . . . . . . . . . . . . . . . . .(858)880-5419 Generation Contracting & Emergency Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . .(858)679-9928 Hometown Restoration . . . . . . . . .(858)663-8330 Restoration Management Company(858)933-1871 SERVPRO of Sorrento Valley . . . . .(575)420-3885 Servpro San Diego SW . . . . . . . . .(619)643-2145 WATERPROOFING General Coatings Corporation (619)707-2639 WINDOWS Newman Windows and Doors (760)809-8113

SECURE RENTAL FORMS The SCRHA Business Directory of BlueInk Suppliers is where you'll find the products and services you need to This gives you access to SCRHA forms in a digital run a successful rental business. format with electronic signature capabilities.

Use CIC an SCRHA member first to invest in businesses that support a thriving rental housing community! information about your applicant, while keeping you

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

compliant with all legal requirements.

Scan the code to connect with SCRHA Supplier Members!

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www.SoCalRHA.org

54 8

JANUARY2024 2024- -APARTMENT APARTMENTMANAGEMENT MANAGEMENTMAGAZINE MAGAZINEAMM7 AMM6 JANUARY

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JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

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1031 EXCHANGES

COMMERCIAL LENDING

PROPERTY MANAGEMENT

1031 Capital Solutions. . . . . . . . . . . . . . . . . . . . . . 22

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

Griswold Real Estate Management. . . . . . . . . . . 39

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

COUNTERTOPS

LRS Property Management . . . . . . . . . . . . . . . . . 37

AIR-CONDITIONING

CREDIT CHECKS

MyOnSiteManager.com. . . . . . . . . . . . . . . . . . . . . 44

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

PROPERTY MANAGEMENT SOFTWARE

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

DECKING

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

WATERPROOFING

RATIO UTILITY BILLING

APARTMENT ASSOCIATIONS

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

ROOF REPAIRS, MAINTENANCE & INSTALLATION

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Life Deck.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . 48

EARTHQUAKE RETROFITTING & ENGINEERING

SEISMIC RETROFIT / SOFT STORY

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

ENERGY SAVING / REBATES

SOLAR ENERGY

Independent Solar Advisors . . . . . . . . . . . . . . . . . . 7

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

TOWING / PARKING CONTROL / SIGNAGE

ENGINEERING

Western Towing.. . . . . . . . . . . . . . . . . . . . . . . . . . . 33

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

TENANT SCREENING

FENCES/GATES/HANDRAILS

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

TOILETS/SINKS/FAUCETS

FINANCIAL / ESTATE PLANNING

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

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

TRASH HAULING & RECYCLING MANAGEMENT

HEATING

Mattress Recycling Council, Inc. . . . . . . . . . . . . . 36

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

UTILITIES REBATES

CABINETS

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

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

KITCHEN REMODELING

WATER HEATERS/BOILERS

COIN-OP LAUNDRY SALES

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

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

LEGAL & EVICTION SERVICES

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

WASH Laundry. . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

WINDOWS & DOORS

COLLECTIONS

PEST / TERMITE CONTROL

Newman Windows & Doors. . . . . . . . . . . . . . . . . . 3

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

XTermite. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

SIVAN Windows & Doors . . . . . . . . . . . . . . . . . . . 56

Southern California Rental Housing Association. 6 APPLIANCE SALES AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 ASPHALT MGB Construction. . . . . . . . . . . . . . . . . . . . . . . . . 38 BACKGROUND SCREENING ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 BALCONY INSPECTION Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 EEE Advisor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 BATHROOM REMODELING / REGLAZING American Bathtub Refinishers . . . . . . . . . . . . . . . 11

STAIRS

MAGNESITE

YardiBreeze . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

Apartment Management Magazine cannot guarantee or be responsible for the products or services offered by advertisers in this publication - AMM 6-1 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY

We all need a little help sometimes. During wildfire season, some of us need a little more help. That’s why SDG&E® is working with 211 San Diego to help provide additional customer assistance if a Public Safety Power Shutoff is necessary. To get connected to community, health, social and disaster services, please call 211 or visit 211sandiego.org.

JANUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

FAM OUS FOR VALUE

aztecappliance

Huge Clearance Center Largest Selection in San Diego Famous quality and value since 1974 Professional Delivery, Installation, & Haul Away Property Management & Commercial Accounts Welcome

100’S OF MODELS AND BRANDS TO CHOOSE FROM! CHECK OUT THE OPEN BOXES, DISPLAY M ODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVI NGS! 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!

LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRE SS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASH ERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIA NCES, WATER HEATERS & ACCESSORIES

We Welcome Residential and Commercial Clients. Serving San Diego since 1974! 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 Sat. 10am-4pm

APARTMENT MANAGEMENT MAGAZINES

VALUE

PRESORTED STANDARD U.S. POSTAGE PAID LOS ANGELES, CA PERMIT #1831

ADVOCACY VALUE

Presence in the community

The ultimate resource for all things related to rental housing.

Product and program diversification

Rental housing friendly public policy & elected and appointed officials

Reenvisioning quality housing for all

Robust funding for rental housing policy creation

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

Resource hub

STRATEGIES Strategic alliances Fundraising Set strategic priorities

Character & integrity that negates need for regulation

OUTREACH

OUR MISSION

STRATEGIES

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

ADVOCACY

OUR VISION

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SOCALRHA.ORG 4 | Southern California Rental Housing Association Rental Advisor April 2022

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