Southern California Rental Housing Association Rental Advisor Magazine - July 2023

LICENSE #570472

2023 EXECUTIVE OFFICERS

President

Vice President

Todd Henderson, Independent Owner

Secretary

Natasha Howell, Independent Owner

Treasurer

Buck Buchanan, Independent Owner

Legislative Chair Greystar

Immediate Past President

Lucinda Lilley, CPM®, CAPS®, GRI®,

Bridging In uence

2023 DIRECTORS

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

Alex Winborn, H.G. Fenton Company

Jay Lopeman, CAS®, AZP Multifamily

Jennifer Ford, Douglas Allred Company

MAGAZINE STAFF

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

ASSOCIATION STAFF

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

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

Molly Kirkland, mkirkland@socalrha.org 858.751.2200

Kim Zebroski, kzebroski@socalrha.org 858.751.2220

Lindsey Lee, Marketing Manager llee@socalrha.org 858.751.2218

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

&

Kimmi McBryde, Mark Feinberg, Heinz & Feinberg

Matt Ruane, Liberty Military Housing

Scott Ledesma, Generation Contracting & Emergency Services

Shannon Kelly, Independent Owner

Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219

HONORARY LIFE ADVISOR

Wesley Harker

Our Address

Southern California Rental Housing Association

Toll Free: 888.762.7313

Fax: 888.871.5229 socalrha.org

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

the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.

ADVERTISE: Contact the team at Apartment News Publications, Inc. at 714-893-3971 or email scrha@aptnewsinc.com for advertising information, including rates, production

Aiesha Blevins, Greystar Cushman

Wake eld

OUR VISION

Reenvisioning quality housing for all OUR MISSION

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

SCRHA Housing Provider & Resident Rights and Responsibilities

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

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

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

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

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

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

Adherence to housing quality and equity standards and regulations

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

Review and follow rental agreement terms, including timely rental payments

Maintain a clean and habitable home

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

Aiesha Blevins

President’s Message: Celebrating Our Community

Ihope this letter finds you in good health and high spirits As we reach the midpoint of the year, I want to take a moment to express my gratitude for your support and engagement with the Southern California Rental Housing Association .

As I look back on the first half of 2023, I know that the dedication and commitment of our members has been instrumental in our accomplishments to date . I know that it has been a challenging year for housing providers, but our united advocacy efforts have secured significant changes in proposed laws at all levels of government . Even though much has been done this year, there are still proposals to be dealt with and now is not the time to step away or disengage .

Your engagement, whether through attending our events, participating in educational seminars, or volunteering your time and expertise on a committee, has been the cornerstone of our accomplishments . It is through your active involvement that we have been able to foster a vibrant and thriving community that fuels collaboration and outreach .

While it’s critical that we come together to speak as one voice to our elected officials, it’s also important that we take time out of our busy schedules to strengthen the professional relationships that are the foundation of the

rental housing community .

Southern California Rental Housing Association has added new social events to the calendar to give our members a chance to connect with one another in a fun and relaxed setting . The summer started strong with the Golf Classic on June 2 and the Temecula Wine Tasting on June 20 . Be sure to check out the pictures on social media or page 20 of this magazine!

I hope that you’ll join us on August 24 for Hawaiian Nights with tropical drinks and the spirit of aloha And save the date of September 14 for Taco Night with SCRHA! Event details can be found online at socalrha org or by emailing info@socalrha .org!

While I’m looking forward to these new additions to our events calendar, I want to remind you that we are now in the nomination period for the for the Mark of Excellence with the awards ceremony on December 1 at Sycuan Casino Resort The Mark of Excellence Awards honor the outstanding achievements of rental housing professionals . Reserve your seat or become a sponsor for this event that sells out each year!

Thank you once again for being an invaluable member of our association . I eagerly look forward to seeing you at our upcoming events .

2023 President Southern California Rental Housing Association

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Alan Pentico, CAE Executive Director Southern California Rental Housing Association

Executive Director’s Message: On

the Radar – Property Insurance

While we have been tracking property insurance rate increases and policy cancellations carefully over the past year, we are hearing from more and more members who are directly impacted by this critical issue . With the news that more companies are no longer writing policies in California, this issue is a top concern for Southern California Rental Housing Association and our statewide partner, CalRHA

SCRHA and CalRHA have been working with legislators and the California Insurance Commissioner’s office. With the formal withdrawal of major insurers from the California market, we’ve stepped up the pressure and sent a letter to Insurance Commissioner Lara urging him to take necessary steps to stabilize California’s property insurance market .

This letter urges Commissioner Lara to take several steps to ease the cost burden of property insurance to help make housing more affordable. Some of these steps include asking Commissioner Lara to support state and local funding for wildfire mitigation, ensure the FAIR plan has adequate reserves and reinsurance to cover losses, and speed up the adjudication of insurance rate filings. We will be scheduling a meeting with the governor’s office in the near future and the insurance issue will be a major focus of our conversation .

Please read the letter in full on page 14 of this magazine and look for additional updates and action alerts from SCRHA and CalRHA as we continue to advocate for our members on this vital issue .

Between the letter and press statement, CalRHA is publicly driving the call for elected officials to take action . The bottom line is we cannot continue to provide affordable quality housing in the face of

excessive insurance premium hikes If you haven’t already, please complete a short insurance survey at https://socalrha info/survey The information collected will be used to help share your stories with lawmakers .

Over the past few years, we’ve seen what’s possible when the rental housing community comes together and speaks with a unified voice. Now is the time for us to take action on this issue that will affect all property owners in California

If you have a story to share or want to know how to help, please email us at info@socalrha .org or at 858 .278 .8070 .

C APIT O L N E W S California

We are now halfway through the legislative process for this year, as the deadline to pass out of their house of origin was June 2nd . CalRHA had several wins with bills held in the Appropriations Committees, as well as on the Senate Floor . Fortunately, SB 395 (Wahab, D-Fremont) - Statewide eviction database, which dealt with requiring landlords to report all evictions to a new statewide eviction reporting database was held on the Senate Suspense file. Additionally, SB 594 (Durazo), which would have required corporations to disclose the names and complete business or residence addresses of any beneficial owner, was also held on the Suspense File in the Senate

Last week on the Senate Floor, we were able to hold SB 466 (Wahab), which would have repealed major protections afforded to the state’s rental housing providers under the Costa-Hawkins Rental Act of 1995 and expand local rent regulations SB 466 stalled with only 15 votes, 6 short of the 21 needed to pass . This was a huge victory for the industry . However, the Senate passed SB 567 (Durazo), which CalRHA was opposing, as it makes changes to just cause evictions . SB 567 passed with the minimum 21 votes . Therefore, we will continue to advocate against that bill in the Assembly

ADDITIONAL LEGISLATION CALRHA CONTINUES TO LOBBY

AB 12 (Haney, D-San Francisco) - Tenancy:

Security Deposits - OPPOSE - Would prohibit a landlord from receiving a security deposit for a rental agreement in an amount in excess of one month’s rent, regardless of whether the residential property is unfurnished or furnished . AB 12 passed the Assembly and is pending a hearing in the Senate Judiciary Committee.

AB 309 (Lee, D-Milpitas) - Social HousingOPPOSE - This bill would define “social housing” for purposes of the Zenovich-Moscone-Chacon Housing and Home Finance Act, and make findings and declarations relating to social housing and would state the intent of the Legislature is to further the Social Housing Act to address the shortage of affordable homes by developing housing for people of all income levels, prioritizing low-income households . AB 309 passed the Assembly and is pending a hearing in Senate Housing, as well as Governance and Finance Committees.

AB 1317 (Carillo, D - LA) - Unbundled ParkingOPPOSE - Would require the owner of residential real property that provides parking with a residential unit to unbundle parking from the price of rent (“unbundled parking” selling or leasing parking spaces separate from the lease of the residential use) . CalRHA has had productive conversations with the author’s office and is considering amendments. AB 1317 passed the Assembly and is pending referral by Senate Rules.

AB 1505 (Rodriguez) - Seismic Retrofitting for Multifamily Housing - SUPPORT - Would state the

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AUGUST 24, 2023

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Continued from page 10

intent of the Legislature to appropriate $250,000,000 for Seismic Retrofitting of soft story multifamily housing . AB 1505 passed the Senate and is pending referral by Senate Rules.

SB 267 (Eggman, D-Stockton) - Credit History of Persons Receiving Government Rent Subsidies - OPPOSE - Would prohibit the use of a person’s credit history as part of the application process for a rental housing accommodation without offering the applicant the option of providing alternative

evidence of financial responsibility and ability to pay in instances in which there is a government rent subsidy and would require that the housing provider consider that alternative evidence in lieu of the person’s credit history . SB 267 passed the Senate and is pending referral in the Assembly, likely to Judiciary and Housing Committees.

SB 569 (Glazer, D-Orinda) - Renters’ Tax Credit - SUPPORT - Would require FTB to recompute the renters’ tax credit for inflation. SB 569 passed the Senate and is pending in the Assembly.

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

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

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

• June 15 - Deadline for Legislature to pass budget bill

• July 14 - Last day for policy committees to meet and summer recess begins

• August 14 - Legislature reconvenes from summer recess

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

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

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

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

Policy Update from CalRHA.

CalRHA is SCRHA’s state lobbying partner.

June 12, 2023

The Honorable Ricardo Lara California Insurance Commissioner 300 Capitol Mall, Suite 1600 Sacramento, CA 95814

Dear Insurance Commissioner Lara,

On behalf of the California Rental Housing Association (CalRHA), I am writing to express our deep concern about the rising cost of insurance and the increasing number of insurers leaving the California market.

CalRHA is a statewide trade association representing over 24,000 apartment owners and managers who provide housing to over 675,000 Californians. Our members include small, medium, and large apartment owners and managers from all over the state.

As you know, the cost of insurance has been rising steadily in recent years. This is due to a number of factors, including the high cost of claims, the increasing risk of wildfires, and the state's complex regulatory environment.

The rising cost of insurance is making it difficult for apartment owners to afford coverage. This is particularly true for small apartment owners, who often have limited resources.

In addition, the increasing number of insurers leaving the market is making it more difficult for apartment owners to find affordable coverage. This is because there are fewer insurers competing for business, which reduces choice and leads to higher prices.

The rising cost of insurance is impacting apartment owners and renters in a number of ways. As operating costs increase, a significant portion of those cost increases are often passed on to California residents.

• Increased costs: Rising insurance rates may force apartment owners to increase rents in order to cover the cost of insurance. This makes it more difficult for people to afford housing, especially in high-cost areas.

• Reduced investment: Rising insurance rates are making it less attractive for investors to invest in apartment buildings. This is leading to a decrease in the supply of housing, which is driving up prices even further.

• Increases in deferred maintenance: Rising insurance rates mean there is less money available for all the vendors involved in maintaining apartment complexes. This could mean reduced landscaping, longer wait times on non-emergency repairs, and reduced access to amenities.

We do not claim to be experts on the insurance marketplace, but we believe that when ca rriers such as State Farm, Allstate, Farmers Insurance, Nationwide, and American International Group (AIG) choose to minimize their presence in California, that is a clear signal that the market is not functioning properly.

CalRHA is urging you to take urgent action to stabilize California’s insurance market. We believe that the following steps are necessary:

• Please lend your voice in support of maintaining and increasing state and local funding for wildfire mitigation This would help to reduce the number and severity of wildfires, which would in turn, reduce the cost of claims for insurers while also saving lives and protecting property

• Make sure the FAIR plan has adequate reserves and reinsurance to cover losses and is offering rental housing providers with limited options the very lowest rates possible.

• Speed up the adjudication of insurance rate filings so there is regulatory certainty, and it is easier for insurers to do business in California.

We believe that these steps are necessary to protect the health and safety of Californians and to ensure that apartment owners have access to affordable insurance.

Thank you for your time and consideration.

Sincerely,

Earle Vaughan President, California Rental Housing Association (CalRHA)

CalRHA has been working with legislators and the California Insurance Commissioner's office. With the formal withdrawal of major insurers from the California market, we've stepped up the pressure and sent the attached letter to Insurance Commissioner Lara urging him to take necessary steps to stabilize California's property insurance market .

Between the letter and press statement, CalRHA is publicly driving the call for elected officials to take action. The bottom line is we cannot continue to provide affordable quality housing in the face of exorbitant insurance premium hikes .

To help advance our cause, we ask that you fill out the short insurance survey at CalRHA insurance survey (https://bit . ly/CalRHA-Insurance-Survey) . Lawmakers need to hear your stories!

RETROFITS REDUCE EARTHQUAKE RISKS

by Ali Sahabi, Optimum Seismic

Asking “what’s the worst thing that could happen” is the best way for apartment owners to begin preparing to prevent costly earthquake losses that could lead to bankruptcy

Imagine you wake up tomorrow to terrible shaking Within hours you learn the apartment buildings you worked for throughout your life have partially collapsed . There are serious casualties among your tenants It will obviously take a long time to repair or rebuild How much money will you lose?

This scenario is not unrealistic . When it comes to earthquakes, you can assess potential damage based on past experiences, identify the near-misses or “thank goodness it didn’t happen here” episodes and search out the best ways to mitigate those possibilities before they strike .

Gordon Woo, a theoretical physicist and resident catastrophist at Risk Management Solutions, is an expert in such analysis .

This approach is develops foresight by studying events that could have turned out much worse. “It’s not that you’ll know when something will happen; you just know that something is a possibility,” he told the seismic hazard modeling company Temblor .

Catastrophe risk modeling began in the 1980s with the advent of affordable computers and has since grown in size and sophistication, Woo wrote in Frontiers in Earth Science in 1999 In the paper, he cited an EgyptAir pilot’s deliberate 1997 crash into the Atlantic as an example .

He suggests that had analysis been done to determine worst-case scenarios from that event, (the

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C A L L F O R N O M I N A T I O N S

R e c o g n i z e e x c e l l e n c e i n r e n t a l

h o u s i n g b y s u b m i t t i n g a n o m i n a t i o n f o r

t h e 2 0 2 3 M a r k o f E x c e l l e n c e A w a r d s .

N o m i n a t i o n s c l o s e o n J u l y 3 1 , 2 0 2 3 .

M a r k o f E x c e l l e n c e A w a r d s C e r e m o n y

D e c e m b e r 1 , 2 0 2 3 @ S y c u a n C a s i n o R e s o r t

S O C A L R H A . O R G

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Continued from page 16

pilot flew out of JFK airport), the possibility of a plane crashing into a populated area of Manhattan might have emerged as a more real possibility years before 9/11 happened .

Is Southern California going to experience a “worst case” earthquake calamity in the next few years. No one can exactly predict the future, but experts believe our region is long overdue for such a quake

RISKS FACING SAN DIEGO

Serious risks facing the San Diego area have been identified in recent years.

San Diego’s Rose Canyon Fault runs right through the middle of the city — from the Silver Strand to La Jolla — snaking its way under lofty skyscrapers, commercial districts and apartment buildings that draw tens of thousands of people each day

Seismologists agree that Rose Canyon, while relatively inactive, has the capacity for a 7 .0-magnitude quake – larger and more destructive than the Bay Area’s Loma Prieta quake and the Northridge quake .

When a Rose Canyon earthquake strikes, colossal damage is estimated at between $124 million and $13 billion . That’s because many of the buildings in this city were constructed long ago, based on outdated and less effective building codes.

That’s why the California Geological Survey ranks San Diego as one of the state’s top 10 areas for projected loss from an earthquake .

Act now to protect your apartment building, tenants and investment Visit optimumseismic com to arrange for a complimentary property assessment or call us at 833-978-7664 .

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

JUNE

CORONADO MUNICIPAL GOLF COURSE

Thank

Golf Classic Sponsors

Event Sponsors SOCALRHA

Associationwide Sponsors

Thanks to All Who Participated and Sponsored

SAN DIEGO REGION’S SPRING 2023 SURVEY RECORDS SLIGHT INCREASE IN VACANCY, LEVELING OF RENT INCREASES

Southern California Rental Housing Association’s (SCRHA) Spring 2023 Vacancy and Rental Rate Survey recorded a slight uptick in the availability of rental units . At the same time, countywide, rent increases compared to last year increased a modest 4% . However, survey results show that rents in the City of San Diego have decreased slightly since Spring of 2022 . The SCRHA’s Spring 2023 Availability Index Survey (AIS), a separate survey that asks the Association’s 25 largest members with the most rental units to provide data on unit vacancies and notices to vacate, also recorded an increase of available rental units .

The San Diego Region saw an overall increase in the vacancy rate, ticking up to 3 .9% compared to 1 .25% in Spring 2022 The City of San Diego vacancy rate rose to 2 .64% from .94% last year .

The availability of more units seems to be reflected in rents as well . While region-wide rents increased an average of 4%, from $2,247 in 2022 to $2,338 in 2023, the rents recorded in just the City of San Diego decreased about 1 6% The average City of San Diego rent recorded in the Spring 2022 was $2,303 compared to $2,266 reported in Spring 2023 .

The latest numbers in the 2023 Spring Survey reveal

again that while rental demand still remains high, the data seems to point to a leveling out of rents

Southern California Rental Housing Association has used its Vacancy and Rental Rate Surveys to track rental and vacancy rate data in the San Diego Region since the 1950s Surveys were mailed to approximately 6,000 San Diego rental property owners and managers this past March SCRHA received responses representing approximately 9,000 units . Housing provider owners and managers were asked to record information about their rental units such as rental rates, the number of bedrooms, squarefootage, age, location of the property, if the property is a condominium, single-family or apartment unit, and if the unit was unoccupied on a specific date.

The data recorded from each Vacancy and Rental Rate Survey is unique and varies The data from the surveys are dependent on the number of responses and information provided by SCRHA members and non-members. While it may be difficult for housing providers to determine market trends in the San Diego region’s rental housing market, SCRHA surveys remain vital resource providing information on all rental unit types in the region The SCRHA recommends rental housing professionals review the data of nearby cities and zip codes in the current and past SCRHA and SDCAA surveys and use other rental housing resources to track rental and vacancy rates .

CALENDAR Register at socalrha.org

July 17

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

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

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

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

July 13

10:00A -

Level II HVAC Electrical

Are you new to the rental housing industry? Have you been doing this for years but still have questions? This is the perfect workshop for you! This class will take you through the entire leasing process, using our suite of forms as a reference

IROC: Forms ICON

July 19

Legislative Update

Join

July 26

10:00A - 11:00A

10:00A - 11:00A

Mandated Reporting Of Elder And Dependent

This presentation provides mandated reporters the legal requirements for reporting elder and dependent abuse

August 21

August 21

eat Maintenance Team

SCRHA Member Orientation

August 24

Hawaiian Nights

Tips & Tricks for a Great Maintenance Team

Tips & Tricks for a Great Maintenance Team

Maintenance is the backbone of every successful business. Businesses with maintenance teams that are slow to us to lear n tips & tricks that will help you eliminate these issues.

Maintenance is the backbone of every successful business. Businesses with maintenance teams that are slow to adapt to new ways of working for themselves with increasing production costs and ever-decreasing profitability. Join us to lear n tips & tricks that will help you eliminate these issues

21

Don’t miss out on this chance to network in style while enjoying the laid-back charm of Hawaii Mahalo and see you there!

Welcome New Members

PROPERTY MANAGERS

Oakleaf Apartments

INDEPENDENT OWNERS

8865 Promenade North Place

Anabel Ortega

Brill

Carolyn Moser Company

Claudia Pelayo Co

Dessie M. Sprague Irrevocable Trust DTD, 061191

Karen Hodel

Kastner Investment Partners, LLC

Kimber Williams Company

La Jolla Park East Apartments

Laurie Jo Elliott

Michael Humkey Company

Miguel and Yalonda Sinclair

Robert Ketts

Vince Garcia Company

Westland Partners, LLC.

SUPPLIERS

All Dry Services of San Diego

Landcare Logic

RAMM Restoration

Realtor.com

I n Ca s e You Mi s sed I t !

L egi s la t i v e Up d ates from SCRH A

Oceanside Votes to Create Program to Assist with Screening Fees

In mid-June, the Oceanside City Council directed educate housing providers and renters about Reusable Tenant Screening Reports(RTSRs) and to create a pilot funding program. SCRHA months to explain the screening process and why mandating the use of RTSRs would negatively impact the industry. SCRHA encouraged education and outreach since the RTSRs law is still very new, and the reports don’t include some items that housing providers screen for as part of their rental criteria. The pilot program will provide funding for lower income families who may

properties. SCRHA is committed to assisting the city with education and outreach.

Rent Increase Figure Now Available for Imperial County

Figures Now Available for Rent Increases

Effective August 1, 2023

or Later

The CPI information necessary to calculate max rent increases for properties subject to the California Tenant Protection Act (AB 1482) is now available. The San Diego region will continue to be limited to no more than 10% (change in CPI = 5.3%) while Riverside County will have a max increase of 9.6% (change in CPI = 4.6%). Rent

August 1 or later will be limited to no more than 9.2%. The state recently provided the numbers needed to calculate the max increase.

Who Should Do Swimming Pool Maintenance At Your Properties?

by By Max Glassburg, Yardi breeze

Swimming pools are an excellent addition to any resident retention strategy, but they take a lot of work to keep clean The pH and chlorine levels need to be checked several times a week, the surface needs to be skimmed weekly, filters need to be cleaned monthly, etc . Let’s take a look at multifamily and single family residences and explore who’s responsible for pool maintenance at each property type

WHO IS IN CHARGE OF SWIMMING POOL MAINTENANCE AT A SINGLE FAMILY HOME?

Residents of single family homes need to know who is responsible for swimming pool maintenance Is it their responsibility or yours? In some leases, the resident assumes responsibility for daily, weekly and monthly maintenance . Other times, the property manager handles the work and includes the cost in

the rent . To avoid conflict, it’s important that residents know what maintenance they are paying for by including the details in their lease .

That means property managers must ensure residents understand their leases . Go over the pool section with them You may also want to create a digital reference document or scan a paper one and upload it to your tenant portal

Periodic maintenance (done annually or every few years) is important for swimming pool safety but sometimes gets left out of leases . For instance, a lease may cover who is in charge of draining and refilling the pool, but does it include who is responsible for the higher water/heating bill when this task is done? Be sure not to miss the details .

Pro tip: Periodic maintenance tends to be expensive and time-consuming . Residents are unlikely to agree

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*Based on tests conducted by manufacturers.

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

Continued from page 32

to do these jobs if the terms aren’t clear in the lease

HIRE A POOL MAINTENANCE SERVICE

You can make things easier by hiring a service to handle all routine pool maintenance This way, your tenants don’t have to worry about it, and your owners can rest easy knowing their property is being properly maintained . If you manage several homes, you may be able to work out a good deal with a local pool company . The expense can be billed back to the owner and should be considered when calculating the rent

WHO IS IN CHARGE OF SWIMMING POOL MAINTENANCE AT A MULTIFAMILY RESIDENCE?

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

They Want to See Diversity and Inclusion

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

Usually, the property manager schedules all maintenance and cleaning . Residents in multifamily homes are not directly responsible for swimming pool maintenance . Of course, the cost of maintenance is divided amongst all renters at the property . However, it’s important to post safety and terms-of-use signs in the pool area . Residents need to know that they are swimming at their own risk

Property managers are responsible for safety and pool maintenance, but tenants still share some

accountability . They must obey no-diving and running rules, wear appropriate footwear, keep the gate locked and so on As long as the rules are clear and they’ve signed off that they understand them, property managers should be able to avoid blame in the event of an accident or violation .

USE YARDI BREEZE TO UPDATE YOUR SWIMMING POOL ADDENDUM

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

*Statistics pulled from Yello

In addition to figuring out who is in charge of swimming pool maintenance, property managers may want to create a pool addendum with a lawyer Well-placed caution signs may not cover you in the event of an accident or injury This might be more expensive than writing it yourself, but it will cost a lot less than a lawsuit

They Want an Offer, and They Want it NOW

If you’re a Yardi Breeze user, you can give your residents access to your pool addendum through the tenant portal .

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

Please note that our swimming pool maintenance advice does not constitute or replace legal advice. Advice related to the coronavirus may not reflect real-world conditions as the pandemic situation changes. We hope this information is helpful, and we encourage you to do more research.

5 WAYS TO BUILD WEALTH WITH A 1031 EXCHANGE DST

BY AUSTIN BOWLIN, CPA, PARTNER AT REAL ESTATE TRANSITION SOLUTIONS

Internal Revenue Code section 1031, which establishes the transaction structure referred to as a 1031 Exchange, is one of the most advantageous sections of the US tax code

A 1031 Exchange allows for the deferral of taxes when investment property is sold in conjunction with the purchase of another replacement property The tax savings alone is reason enough to justify a 1031 Exchange —

but there are secondary benefits that can often be even more valuable .

As a wealth-building tool, a 1031 Exchange gives investors access to a property’s appreciation to increase buying power without a tax penalty . Armed with more buying power, investors can purchase quality assets, expand their portfolio, diversify into new property types, and even adopt a new

Austin Bowlin, CPA is a Partner at Real Estate Transition Solutions (RETS), a national real estate investment advisory firm specializing in 1031 Exchange strategies and Delaware Statutory Trust investments . As Chief Exchange Strategist, Austin leads the firm’s team of licensed 1031 Exchange advisors and analysts . His work focuses on tax analysis, developing tax-deferral strategies, legal entity re-structuring, co-ownership arrangements, 1031 replacement property options, and Delaware Statutory Trust investments Austin serves as an advisor and an advocate for owners of highly appreciated real estate He has extensive subject matter expertise and is a monthly contributor of educational articles to a variety of investment property owner focused publications Additionally, he regularly presents webinars and at conferences on 1031 Exchange strategies and Delaware Statutory Trust (DST) investments

ownership strategy

The ability to defer capital gains tax over a lifetime of real estate transactions enables you to methodically build wealth for yourself and pass on that wealth to your heirs – who may ultimately pay minimal tax or no tax on the stepped-up cost basis .

1031 EXCHANGES

Under Section 1031 of the tax code, investors can complete a “like-kind” exchange to defer payment of capital gains taxes on the sale of investment property when the proceeds from the sale are used to purchase a new investment property . The IRS has a broad definition of like-kind In this case, likekind is defined as real property held for business or investment purposes . The broad scope gives investors the flexibility to exchange investment property into most other real estate investments, even if the replacement property is of a different property type, quality, or location .

The IRS has strict deadlines for the exchange transaction . First, investors must declare their intent of performing a 1031 Exchange before the close of their sale by opening an Exchange with a Qualified Intermediary . Additionally, the exchanger must identify potential replacement property within 45 days from the sale of the relinquished property Finally, the purchase of the replacement property must be completed within 180 days from the sale .

The IRS does not limit the number of 1031 Exchange transactions an investor can perform, allowing investors to defer capital gains taxes in perpetuity . Investment property owners will only pay capital gains taxes when a gain has been realized, meaning the investor has pocketed the proceeds from the sale

5 WAYS TO BUILD WEALTH WITH A 1031 EXCHANGE DST

Many real estate investors use 1031 Exchanges for reasons beyond tax savings . Exchanges allow investors to change their investment strategy and respond to new market fundamentals, trends, and demand drivers . Here are five ways a 1031 Exchange can help grow your portfolio and build wealth:

1. Defer Capital Gains Tax to Maximize ROI Equity

Deferral of taxes is the most significant financial benefit of a 1031 Exchange transaction Capital

gains taxes have the potential to reduce sales proceeds significantly Currently, The Federal longterm capital gains tax rate is 15% for investors with an annual income (including the gain associated with the sale) of $40,000 to $441,450 and 20% for investors with an annual income above $441,451 . Also due on sales is the often-overlooked Federal depreciation recapture tax of 25% . Lastly, many sales will also be subject to the 3 8% Net Investment Income Tax

Most states also charge a capital gains tax or apply their ordinary income tax rate to the gain and accumulated depreciation . For example, California investors can pay as much as 13 . 3% in additional state tax Other states such as New Jersey, Oregon, and Hawaii also have high tax rates above 10% . This means you could pay up to 42 .1% in capital gains taxes on the sale of an investment property However, by utilizing a 1031 Exchange, you can defer these taxes and roll the deferred tax into purchasing another investment property, increasing your buying power and thus the cash flow generated from the replacement property

2. Build Wealth by Increasing Buying Power

A 1031 Exchange transaction gives investors access to their properties’ appreciation while deferring taxes, thus increasing buying power . Exchange proceeds can be leveraged to purchase more significant properties, higher-quality properties, and properties located in desirable markets with the potential for improved returns . The transaction has the potential to both increase income on the investment as well as the value of an investor’s property holdings . It also gives investors the ability to gain exposure to properties that will decrease the risk profile of a portfolio

3. Diversify Holdings to Reduce Risk

Like-kind exchanges allow investors to purchase any real estate held for business or investment purposes, even if the replacement property is a different property type than that which was sold and exchanged For example, investors can exchange from multifamily property to office or retail property to industrial. The broad definition of “like-kind” is especially useful for investors looking to diversify their portfolio or maneuver an investment strategy to gain exposure to a growing market For example, an investor might sell a retail asset and exchange it for an industrial property to respond to the increasing

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griswold

trend toward e-commerce, or an investor with an office portfolio might exchange into multifamily and retail assets to diversify their portfolio and mitigate risk . Diversification is especially important following the pandemic, which was a catalyst for significant changes to real estate In addition, with uncertainty in the market, prudent investors often hedge against potential downside through diversification .

4. Consider New Investment Strategies

Generally, real estate investors purchase assets through a fee-simple ownership structure in which a single investor has complete ownership or control of a property Fee-simple ownership means that all the benefits of ownership and all the challenges— such as asset management, property management, and repair costs— are the owner’s responsibility Investors looking to reduce daily management responsibilities might consider exchanging feesimple property for Delaware Statutory Trust property The Delaware Statutory Trust ownership structure allows investors to purchase fractional ownership of a large institutional quality real estate asset or portfolio of properties and receive a prorata share of the income related to the ownership interest . The ownership structure qualifies as likekind property for a 1031 Exchange . It gives real estate investors the freedom to exit the day-today responsibilities of property ownership while simultaneously deferring the taxes that would otherwise be due . DSTs aggregate investment capital to own large institutional-grade assets; thus, investors gain exposure to premium assets they would otherwise not be able to afford on their own .

The benefits of a 1031 Exchange are many . From deferring capital gains taxes to making strategic adjustments to a portfolio, an exchange transaction is perhaps the most important tool available to a real estate investor .

5. Build Generational Wealth by Eliminating Tax for Beneficiaries

Another benefit of a 1031 Exchange, including ownership of Delaware Statutory Trust properties, is that it allows for a “step-up in basis” upon the passing of an owner, which eliminates the deferred capital gains, depreciation recapture, Net Investment Income Tax, and state-level taxes on inherited property. A “step-up in basis” refers to the IRS’s elimination of deferred taxes upon the death of an owner. In “community property” states, a

surviving spouse receives a full step-up in basis, as do beneficiaries such as children or grandchildren when inheriting property

From an estate planning standpoint, 1031 Delaware Statutory Trusts (DSTs) are a particularly attractive solution . They can be seamlessly divided among beneficiaries without forcing a co-management situation – whether that be family, charities, or any other beneficiaries Furthermore, because DSTs are considered illiquid and owned as a non-controlling interest, an investor’s CPA can discount DSTs when calculating total estate value upon death It is not uncommon to see discounts ranging from 20%30% for estate valuations . The discount reduces the overall estate value to calculate estate tax that may otherwise be due

THE BOTTOM LINE

1031 Exchanges are a very effective tool for real estate investors looking to transition their properties into replacement property that is more consistent with their financial and lifestyle objectives Additionally, DST real estate has become increasingly popular because of their benefits and provide investors with flexible options to help address an owner’s objectives . If you are considering a 1031 Exchange and would like to learn more about 1031 DST replacement property, contact Real Estate Transition Solutions and speak to one of our licensed 1031 Exchange Advisors Call us at 888-744-9839

The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsor’s Private Placement Memorandum (PPM), which is solely available to accredited investors and accredited entities. Examples are for illustrative purposes and not representative of future results. There are risks associated with investing in real estate properties, including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your situation. Delaware Statutory Trust 1031 Exchange (DST) properties are only available to accredited investors (generally described as having a net worth of over $1 million exclusive of primary residence) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your Certified Public Accountant and Attorney. Securities are offered through Aurora Securities, Inc. (ASI), a member of FINRA/SIPC. Advisory services are offered through Secure Asset Management, LLC (SAM), a registered investment advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.

Californians Should Be Skeptical Of Creating A ‘Right To Housing’ In The State Constitution

By Jon Coupal, Howard Jarvis Taxpayers Association

California voters may soon have to decide whether to enshrine a “right to housing” in the state constitution .

Assembly Constitutional Amendment 10 provides, in its entirety:

“The state hereby recognizes the fundamental human right to adequate housing for everyone in California. It is the shared obligation of state and local jurisdictions to respect, protect, and fulfill this right, on a non-discriminatory and equitable basis, with a view to progressively achieve the full realization of the right, by all appropriate means, including the adoption and amendment of legislative measures, to the maximum of available resources.”

If you’re wondering what this proposed constitutional right would actually accomplish, you’re not alone Previous “right to housing” proposals have either failed to pass or been vetoed by Governor Newsom for lack of specificity.

At its most superficial level, if the law merely states that everyone should have a roof over their head, there’s little debate over that self-evident proposition . But the real question is whether this somehow creates an enforceable obligation for government to provide housing to all who want it In other words, would this amendment create a “private right of action,” a question which lawyers frequently confront when interpreting statutes or constitutional amendments

The short analysis of ACA 10 prepared by the Legislative Counsel merely observes that “the California Constitution [already] enumerates various personal rights, including the right to enjoy and defend life and liberty, acquiring, possessing, and protecting property, and pursuing and obtaining safety, happiness, and privacy.” But is this “right to housing” the same as the historical rights with which we are so familiar?

More fundamentally, what is a “right?”

Americans are most likely to be familiar with the Bill of Rights, comprised of the first ten amendments to the United States Constitution . Even a cursory reading of these amendments reveals that they are specific

prohibitions on governmental power For example, the First Amendment prohibits Congress from making laws establishing religion or abridging freedom of speech The Second Amendment prohibits Congress from abridging the right to bear arms, and the Fourth Amendment safeguards citizens’ right to be free from unreasonable government intrusion in their homes through the requirement of a warrant

Thus, the Bill of Rights reflects the fundamental nature of true rights which are limitations on government

What is not included in our historical understanding of “rights” are “rights” to goods or services provided by others . For example, progressives like to claim that everyone has a “right” to health care. But this would necessarily entail that some other person either pay for the medical services – through taxes – or be required to provide the service without payment .

Let’s be clear here By suggesting we should hesitate to declare a “right” to health care or, for that matter, to housing, does not mean that, in a well-ordered civil society, we shouldn’t provide an adequate safety net to those less fortunate . California can create the most robust welfare state imaginable – if it hasn’t already –without declaring all the benefit therefrom as “rights.”

The danger in creating a society where everything is a “right” is that it becomes difficult if not impossible to know when to stop

For guidance, perhaps we should return to First Principles – the rights as understood by the Founders of the Republic. That is, that true “rights,” also known as natural rights, are prohibitions against government interference in our lives so that we may live as freely as possible in our pursuit of happiness .

If rights include those things that can only be paid for by the forced redistribution of wealth by our government, doesn’t that necessarily violate the rights of those whose property is taken?

California needs to tread carefully in declaring rights to public services Taken to its logical conclusion, we’ll be left with no rights at all .

Jon Coupal is the President of the Howard Jarvis Taxpayers Association (HJTA). HJTA, with offices in both Los Angeles and Sacramento, is the largest taxpayers association in California with a membership of over 200,000 Founded by the late Howard Jarvis, the author of Proposition 13, HJTA’s name is synonymous with tax relief and the uncompromising defense of the California homeowner

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CHOOSE GARDENS OVER LAWNS FOR A HEALTHIER COMMUNITY AND PLANET

Contributed by the Livable Content Team

Single-family homes, duplexes, multifamily complexes and businesses have traditionally fought for idyllic lawns with the aim of causing envy among neighbors and passersby . But at Livable, we think we have a better idea!

It’s time to level up and consider trading the battle of lawn envy for a healthier, more colorful and more sustainable option: building a garden Replacing lawns with gardens is a fantastic option for a better environment and overall way of living . Check out our reasons for installing a garden over the manicured grass, plus suggestions for the kind of garden you could opt for Now is the time to start planning for an amazing garden this summer!

GARDENS ELIMINATE THE NEED TO MOW

Trade the hassle of lawn mowing for good! Utilizing what was lawn space as a community garden offers a more diverse landscape and eliminates the laborious chore of mowing This saves you and the hassle of purchasing and storing a lawn mower! Not having to use a mower will also reduce energy dependency on things like gas and electricity for the beautification of a property By swapping your lawn for a garden, you will conserve energy in a number of ways for yourself and the environment .

GARDENS REDUCE THE NEED FOR POISONS AND TOXIC FERTILIZERS

The amount of poisons required to maintain a

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perfectly manicured green space for your neighbor’s envy isn’t worth the impact it has on your health and the environment Planting flowers, fruit and vegetables that are native to the area means they’re more likely to grow healthily without a ton of extra fertilizers that can seep into the ecosystem and cause algae blooms and other environmental problems .

While you may opt for pesticides in your new garden, the number of poisons placed in the ground and tracked inside on your shoes is greatly reduced by choosing the garden option . Eliminating the use of poisons also fosters richer and healthier soil: what’s good for the earth, is good for you! There are plenty of safer alternatives to pesticides such as neem oil and essential oils like peppermint, thyme and rosemary .

EDIBLE GARDENS PROVIDES FOOD

Naturally, a vegetable garden is pleasing to look at in its colorful glory, but it also provides a community food source as well Filling your forgotten lawn with nutritious foods that can be added to your salads, casseroles or soups is a much better option for long term health and well being

Not enough room for carrots, potatoes or a pumpkin patch? Consider planting an herb garden in smaller lawn spaces . They take up a lot less room and are ideal for raised beds and window box-style planters Enjoy the taste and health benefits of fresh herbs in your home cooking and in specialty cocktails Growing herbs is a lot cheaper and more efficient than buying small, overpriced bundles at the supermarket .

A FLOWER GARDEN SUPPORTS A HEALTHIER ENVIRONMENT

A flower garden is only colorful, fragrant and appealing to the eye It also creates a healthier living space for the overall community in a multitude of ways Flowers can help fight urban heat, decrease pollution and clean the air . Additionally, flower gardens are an excellent way to support the environment and foster wildlife by rejuvenating local bee populations and aid in the effort of pollination . Without bees, none of us get to eat – supporting their well being supports ours .

ROCK GARDENS AND XERISCAPING REDUCE WATER USE

If you lack the time or green thumb required of a flower or edible garden, consider installing a rock garden . The simple, Zen rock garden option offers a welcoming and pleasant landscape and reduces

the need for daily watering . Rock gardens are great for any climate and extremely low maintenance once installed They can also add diversity in a larger space that allows landscapers to combine different garden types The rock garden is a year-round space for your tenants to enjoy the tranquility and peace of the outdoors Just add a bench or two! Choosing to replace your lawn for a rock garden greatly reduces expenses incurred by the lawn maintenance of water, electricity and pesticides

Xeriscaping, which just means designing a landscape that requires little to no irrigation, is another low-water option . In communities in the Southwest, for example, many communities have ended regulations requiring expensive, water-wasting lawns . Homeowners can now plant gardens of cacti and other local indigenous plants that don’t need water beyond what they draw in from the air, soil and rainfall .

GARDENS FOSTER COMMUNITY

Whether you’re a property owner, manager or simply a private homeowner, swapping a crisp lawn for a lush garden organically fosters community among residents, neighbors and visitors . Gardens have a special way of naturally bringing people together as they encourage communities to share in conversing, gathering, exchanging, cooking and working together They have also been shown to increase the emotional well-being of humans in a matter of minutes .

Whatever type of garden you choose, invite neighbors and friends to participate in building and visiting your garden for a greater sense of community . Encourage your residents to share in the labor of love that comes from growing their own food and herbs Make it a group project!

Choosing a garden, no matter the kind, is a simple solution with a massive impact on conservation . Gardens offer a better way of life in a myriad of ways including healthier eating, more diverse landscapes, soil enrichment, wildlife support and happier communities . Make the change from lawns to gardens this spring and be sure to share the benefits you experience and enjoy through the process

At Livable, we’re a one-stop shop to help you save money on utilities, including costly lawn watering . Contact us today to learn more about how we can help you recover money on master-billed utilities while encouraging your residents to conserve precious natural resources

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

They Want to See Diversity and Inclusion

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

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

They Want an Offer, and Want it NOW

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

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CLEANING & JANITORIAL SERVICES

Atlas Property Service (858)386-4578

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

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

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

SD Construction Cleaning & Janitorial LLC (619)534-1189

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

PWS Laundry/Alliance (323)490-1868

COLLECTIONS

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

CONSTRUCTION AND REMODELING

Larry O’Dell Construction (619)501-5252

Matrix Construction Services (951)493-0100

Workright Property Services Inc (858)751-6312

Dexcore Restoration (619)993-3417

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

Chameleon Contractors Inc.

McMillin Contracting Services......... (619)401-7000

DECK COATING

Life Deck Coating Installations . . . . . . . . (619)262-8600

General Coatings Corporation . . . . . . . . (619)707-2639

ELECTRICAL CONTRACTORS

Kennedy Electric (619)582-6568

EMERGENCY SERVICE FLOOD / FIRE

ATI Restoration, LLC (619)318-2807

Commercial Restoration Company (720)427-2932

Pinnacle Services - 1 (877)673-9049

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

RAMM Restoration (760)807-8743

BELFOR Property Restoration (858)847-9886

ENVIRONMENTAL: ASBESTOS / LEAD / MOLD

Alliance Environmental Group, LLC . . . . (626)633-3500

JJ&S Environmental Services (760)536-3178

EVICTIONS

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

FIRE EQUIPMENT SALES & SERVICE

Symons Fire Protection (619)588-6364

Bay Alarm Company (858)209-7859

Standard Electronics................. (619)596-9950

FITNESS EQUIPMENT & SALES

Advanced Exercise .................. (303)996-0048

Opti-Fit

FLOOR COVERINGS

(888)601-4350

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

Star Flooring & Remodeling 619-282-4000

FURNITURE RENTALS

Cort Furniture Rental (858)549-0800

GENERAL CONTRACTORS

BluSky Restoration Contractors, LLC (619)398-0200

Camp Construction Services (713)413-2267

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

A-S General Contracting (619)379-9410

HEATING & AIR CONDITIONING

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

INSURANCE

Farmers Insurance McWhirter Agency (619)463-7320

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

Crest Insurance Group (858)547-1128

INTERIOR FINISHES

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

INTERNET SERVICE PROVIDER

Cox (858)836-7582

Quantum Fiber (360)931-9864

KITCHEN REMODELING

McMillin Contracting Services (619)401-7000

LANDSCAPE MAINTENANCE & SERVICE

MSE Landscape Professionals, Inc. (442)257-4229

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

Surface Experts Central San Diego (858)926-4041

MAINTENANCE SUPPLY

HD Supply (800)431-3000

AZP Multifamily (888)924-7278

ODOR CONTROL

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

PACKAGE/PARCEL MANAGEMENT SERVICES

Parcel Pending (949)490-6987

PAINT MANUFACTURERS & SUPPLIES

Dunn-Edwards Corporation . . . . . . . . . . (619)884-3866

Sherwin-Williams Co.

(714)404-8212

Behr Paint.......................... (951)241-3833

PAINTING

Primus Paint Workx

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

(619)738-8022

(858)527-0200

PARKING MANAGEMENT SOFTWARE

Reliant Parking Solutions

PAVING MAINTENANCE

Eagle Paving

PEST CONTROL

Lloyd Pest Control

Payne Pest Management

Kilter Termite and Pest Control

ATCO Pest Control

PLUMBING SUPPLIES

Lixil Water Technology Americas

PROPERTY MANAGEMENT

Wakeland Housing & Development ....

Rowland Realty

(888)977-6848

(858)486-6400

(800)570-2847

(858)277-2228

(714)348-0488

(415)898-2282

(760)215-5803

(619)235-2296

(619)540-2727

PROPERTY MANAGEMENT PERSONNEL

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

InterSolutions

The Phoenix Staffing Company

(619)785-3164

(619)804-2554

(855)222-4136

PROPERTY MANAGEMENT SOFTWARE

Domuso 424.272.1562

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

Covest Properties Inc. (760)214-9240

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

Commercial & Industrial Roofing . . . . . . (619)465-3737

Sully-Jones Roofing (800)611-3110

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

SECURITY GUARD PATROL

Security First (619)243-3992

Securitas Mobile Guarding (619)214-4919

SECURITY SERVICES

JDS Security ....................... (619)781-8694

Bald Eagle Security Services, Inc. (619)230-0022

ASAP Security Guards (619)750-4542

SEISMIC RETROFIT

Optimum Seismic (562)298-6395

SMART TECHNOLOGY

ADT Smart Communities ............. (714)858-1344

Armada Power (909)730-6509

SUBMETERING / BILLING SERVICES

Conservice Utility Billing & Mgmt (602)481-7440

SUPPORTIVE HOUSING

Brilliant Corners (213)232-0134

TENANT SCREENING

CIC ............................... (800)288-4757

TOWING SERVICES

Western Towing (619)297-8697

WASTE MANAGEMENT

WasteXperts, Inc (206)496-9289

Strategic Sanitation Services (877)271-7909

WATER DAMAGE RESTORATION

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

Restoration Management Company (858)935-1170

SERVPRO of Sorrento Valley.......... (575)420-3885

Hometown Restoration (858)663-8330

First Onsite 8588805419

Servpro San Diego SW . . . . . . . . . . . . . . (619)643-2145

WINDOWS

Newman Windows and Doors (760)809-8113

SECURE RENTAL FORMS

SECURE RENTAL FORMS

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

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

BlueInk

BlueInk

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

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

CIC

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

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

socalrha.org

socalrha.org

Pref e rre d Pa rt n er s

As a member of Southern California Rental Housing Association, you have access to discounts on the products and services provided by our Preferred Partners. Visit

FAMOUS FOR

Professional Delivery, Installation, & Haul Away

Property Management & Commercial Accounts Welcome

100’S

MODELS

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

Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service

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

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

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

4070 Kearny Mesa Road, San Diego, CA 92111

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

E-Mail:Joan@aztecappliance.com

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

Sat. 10am-4pm

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