Southern California Rental Housing Association Rental Advisor Magazine - November 2023 by Southern California Rental Housing Association

November 2023

5 Tips to Prepare for End-of-Year Reporting and 1099s See Page 43

2023 Mark Of Excellence Nominees Page 16

2023 Industry Achievement Award Page 31

Legal Corner: Questions & Answers Page 46

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2023 EXECUTIVE OFFICERS President Aiesha Blevins, Greystar

Vice President Todd Henderson, Independent Owner Secretary Treasurer Buck Buchanan, Independent Owner Legislative Chair Greystar Immediate Past President Lucinda Lilley, CPM®, CAPS®, GRI®, Bridging Influence

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

2023 DIRECTORS Abigail Rex, CPM®, ARM®, American Assets Trust Alex Winborn, H.G. Fenton Company Jay Lopeman, CAS®, InterSolutions Jennifer Ford, Douglas Allred Company Kimmi McBryde, Cushman & Wakefield Mark Feinberg, Heinz & Feinberg Matt Ruane, Liberty Military Housing

Lindsey Lee, PCM Digital Marketing, CDMP, Marketing Manager llee@socalrha.org 858.751.2218 Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070 Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219 Evan Prado, Events Coordinator eprado@socalrha.org 858.7521.2214

Scott Ledesma, Generation Contracting & Emergency Services Shannon Kelly, Independent Owner

HONORARY LIFE ADVISOR Wesley Harker

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.

Our Address

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NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Volume 65 Number 11 November 2023

APARTMENT NEWS PUBLICATIONS, INC. P.O. Box 3089 Seal Beach, CA 90740 www.aptnewsinc.com (714) 893-3971

PRESIDENT’S MESSAGE: CELEBRATING EXCELLENCE IN RENTAL HOUSING . . . . . . . . . . . . . . . . . .7 By Aiesha Blevins EXECUTIVE DIRECTOR’S MESSAGE: A LOOK AHEAD TO 2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 By Alan Pentico, CAE

FOUNDER : Don Smeallie, Sr.

PUBLIC POLICY UPDATE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 By Southern California Rental Housing Association

PRESIDENT: Don Smeallie, Jr. PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc.com

LETTER TO SCRHA MEMBERSHIP: DUES INCREASE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16 By Southern California Rental Housing Association

CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc.com

2023 MARK OF EXCELLENCE NOMINEES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 By Southern California Rental Housing Association

OFFICE ADMINISTRATOR: Jessica Watson admin@aptnewsinc.com

ANNUAL MEETING OF THE MEMBERSHIP RECAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Need to update your address or wish to be By Southern California Rental Housing Association removed from our mailing list? Please email us at admin@aptnewsinc.com

FEATURED COLUMNS:

IN CASE YOU MISSED IT (ICYM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 By Southern California Rental Housing Association ASBESTOS? LEAD? IT PAYS TO DO THINGS RIGHT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28 By Ali Sahabi SCRHA MEMBER PROFILE: LUCINA LILLY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 By Southern California Rental Housing Association

Legal Corner: Questions & Answers By: Michael A. Brennan

10 WAYS TO BOOST RESIDENT SATISFACTION WITHOUT BREAKING A SWEAT . . . . . . . . . . . . . . . . .35 By Max Glassburg

Pg. 15

5 TIPS TO PREPARE FOR END-OF-YEAR REPORTING AND 1099S . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 By Brittney Benz LEGAL CORNER: QUESTIONS & ANSWERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 By Michael A. Brennan, Esq.

5 Tips to Prepare for End-of-Year Reporting and 1099s By: Brittney Benz Pg. 43

CALENDAR OF UPCOMING COURSES & EVENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 PROPERTY MANAGEMENT DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 SUPPLIER MEMBER DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 ADVERTISING DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57

Apartment Management Magazine is published monthly by Apartment News Publications, Inc. at 15502 Graham Street, Huntington Beach, CA 92649. Subscription Rate: $24.00/year with zip codes beginning with 900-935, (outside of L.A. & Orange counties $72.00/year.). The publisher and Apartment News Publications Inc. assume no responsibility for opinions expressed in articles appearing under an author's name. The contents of this publication may not be reproduced without written permission from the publisher. Bulk rate postage is paid at Bell Post Office BMC, 5555 Bandini, Bell, CA 90201.

For Advertising Information: 1-800-931-6666 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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.

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

To create a thriving rental housing community 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.

SOCALRHA.ORG 6

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Aiesha Blevins 2023 President Southern California Rental Housing Association

President’s Message: Celebrating Excellence in Rental Housing

s the former chair of the SCRHA Events Committee, we’re quickly approaching one of my favorite events of the year, the Mark of Excellence Awards Ceremony. I love celebrating the accomplishments of so many housing providers throughout southern California. With 16 categories, the awards recognize the talent and efforts of all team members who work in the rental housing industry.

the Holiday Open House on December 14. I hope you can join us for the event to welcome in the new board members and raise a toast to another year of fostering community throughout the region.

First, I’d like to extend my congratulations to all the nominees. You should be proud of your nomination, as it showcases your talents, and the rigorous judging process requires your time and attention to detail. While there can only be one winner who sets the Mark of Excellence, the entire process makes it clear that our industry is filled with caring professionals who strive to serve their residents and build welcoming communities.

Reflecting on the messages shared at the Meeting of the Membership and the 2023 Apartment Perspective, everyone in the rental housing industry will need to be What is the definition of insanity according to Families Fund, for the purpose of spending these tax Einstein? same thing over andyear over dollars on rental ready to assistance, act inhomelessness, 2024. affordable Not only is“Doing thetheupcoming a and expecting different results.” Well, here we go housing, and housing counseling services. again. Assembly Member Buffy Wicks hasissues proposed presidential election, but other critical housing Further, AB 1199 would require a qualified entity, legislation for the third year-in-a-row that would will be onas the Weorknow thathousing weproviders will toagain need currently defined a limitedballot. liability company force rental register their limited partnership, owning multifamily or singleproperties with the government. to defend Costa-Hawkins and fight a statewide rent family rental homes, to report specified information about the property each year to the Secretary of AB 1188 would require cities and counties to create control measure, ascreatewell as othera rental challenges at all State’s Office. That office would have to a and administer registry with an online searchable database on its website. portal designed to receive specified information levels of government. from landlords who own or operate five or more

This year, the awards ceremony will be held on December 1 at Sycuan Casino and is sold out! Thank you to the volunteers on the Events Committee who have been hard at work planning the celebration. I look forward to seeing what they have planned for this special evening.

As I reflect on my year as the SCRHA President, I’m so thankful for the many volunteers and members who have supported me in this role. I am grateful for the opportunity to work with youopposed as the we to inreThe SCRHA priorstrive bills and assisted We will work toward the same result in envision quality housing for killing all.forthem. 2021 AB 1188.

After a busy year of navigating new tenant protection ordinances in Chula Vista and the City of San Diego, as well as other regulations and challenges, it’s important that we take time out of our busy schedules to celebrate accomplishments and share a fun evening.

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

rental dwellings. The bill would require landlords to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. It also would prohibit a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord has submitted a form on the online portal.

If you don’t already follow the Southern California Rental Housing Association on social media, start following SoCalRHA on your favorite social media platform to congratulate the nominees and winners. Additionally, I hope you can join us on December 14 to install the 2024 Board of Directors and Holiday Open House. This festive event is a wonderful way to welcome the new board and committee chairs while toasting the year with your fellow SCRHA members. In addition to the Mark of Excellence Awards Ceremony, I’m looking forward to the 2024 Board Installation at

16 | Southern California Rental Housing Association Rental Advisor April 2022

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Alan Pentico, CAE Executive Director Southern California Rental Housing Association

Executive Director’s Message: A Look Ahead to 2024

ousing providers have been kept on their toes this past year, and it’s hard to believe that we’re quickly approaching Thanksgiving and the winter holidays. While we’re looking forward to celebrating with everyone at the 2023 Mark of Excellence on December 1 and at the Board Installation and Holiday Open House on December 14, we’re already hard at work on what’s to come in 2024. I wanted to take a minute to preview some of the exciting changes you’ll see from SCRHA in the next few months and the upcoming year. RENTAL FORMS UPDATE A hallmark of the Association is our comprehensive library of rental forms. We’ve upgraded the experience to make it easier for members to download and complete rental forms. This new platform even allows for digital signatures at a special member rate. Learn more about the new forms capabilities on our website at socalrha.org. INDEPENDENT RENTAL OWNER COUNCIL IS BACK In addition to upgrading our forms platform, we’re excited to bring back some popular education programs for our members. Starting in 2024, our designated Independent Rental Owner Courses (IROC) will revert back to an Independent Rental Owner Council (IROC) Meeting. Our goal is to provide our independent rental owner members with the opportunity to share their experience, knowledge, and best practices with colleagues during this meeting through educational sessions, round-table discussions, and operational

advice from the SCRHA Operational Advice Counselor. Bring your lunch. We’ve got chips and soft drinks! The first IROC is already on the calendar for January 30, so register today to save your seat! PROPERTY MANAGERS FORUM For our property management members, we’re looking forward to expanding our Property Managers Forum. These forums are a wonderful way to share best practices and shared experiences on issues that impact the workplace. These forums have limited seating to foster honest conversations among colleagues. SUPPLIER COUNCIL For our Supplier Members, the Supplier Council Meeting will continue to help our Supplier Members build stronger connections with independent rental owners and property managers throughout the region. Additionally, we have new educational sponsorships that help you reach a highly engaged audience. Email education@socalrha.org for more details! We’re always looking for ways to increase the value of your membership, and we’re excited about the new opportunities in 2024. Be sure to bookmark our website at socalrha.org and sign up for our emails to get updates on upcoming classes and events. SPREAD THE WORD We are facing many political challenges in 2024. If you are a broker, belong to a real estate investment club, or something similar, please let us know. We are happy to come out to inform your colleagues on the Justice For Renters Act, Split Roll, and other key ballot initiatives. Call Molly or Alan. SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

California

CAPITOL OL NEWS

LEGISLATIVE UPDATE - RECAP OF WINS AND GOVERNOR’S ACTION

verall, CalRHA had a successful legislative year in that we were able to hold several problematic bills early in the year through the policy and fiscal committee process. A list of those bills that we successfully opposed and killed is below.

•

AB 919 (Kalra) - Tenant Opportunity to Purchase

•

AB 1035 (Muratsuchi) - Mobile Home Park Rent Cap

•

ACA 3 (Lee) - Wealth Tax

•

SB 395 (Wahab) - Statewide eviction database

•

SB 440 (Skinner) - Regional Housing Authorities

•

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

•

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

•

SB 594 (Durazo) - Disclosure of Beneficial Ownership Information

•

SB 611 (Menjivar) - Rental Advertisements

•

SB 863 (Allen) - Notice to Terminate

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

However, many reached the Governor’s desk where he has until October 14th to sign or veto legislation. So far, he has signed the following: • AB 690 (Chen) - Legal Document and Unlawful Detainer Assistants - Extends the operation of the provisions of law regulating legal document assistants (LDAs) and unlawful detainer assistants (UDAs) from January 1, 2024, to January 1, 2030 - SUPPORT • AB 1418 (McKinnor) - Tenancy: Local Regulations: Criminal Convictions - Limits the ability of local governments to adopt local ordinances, rules, policies, programs, or regulations to penalize a tenant’s contact with law enforcement, or require landlords to adopt policies or procedures that do so. • AB 1607 (Carillo) - LA County Affordable Solutions Act - Allows the Los Angeles County Affordable Housing Solutions Agency (LACAHSA) to transfer a portion of revenue raised by a tax measure to the County of Los Angeles for programs that provide support and services to prevent and combat homelessness. • AB 1679 (Santiago) - Transaction and Use Taxes: County of LA - Authorizes Los Angeles County (LA County) to impose a transaction and use tax (TUT) that exceeds the 2% statutory

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Continued from page

limitation. - OPPOSE

• SB 48 (Becker) - Building Energy Savings Actrequires the California Energy Commission (CEC) • along with other agencies, to develop a state strategy to achieve state goals for energy and greenhouse gas (GHG) emissions from existing buildings. • SB 567 (Durazo) - Just Cause - Makes revisions to the no-fault just cause eviction provisions of the Tenant Protection Act of 2019 (TPA) and provides additional enforcement mechanisms for violations of restrictions on residential rent increases and no-fault just cause evictions, to take effect April 1, 2024. - OPPOSE • SB 712 (Portantino) - Micro Mobility Devices - Prohibits a landlord from prohibiting a tenant from owning personal micro mobility devices, as defined, or from storing and recharging up to one personal micro mobility device in their dwelling unit for each person occupying the unit.

California courts to report aggregated data regarding unlawful detainer actions. Finally, there are several bills still pending on the Governor’s desk, including: • AB 12 (Haney) - Security Deposits - 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 Please turn to page

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

The bills below have been vetoed by the Governor: • AB 309 (Lee) - Social Housing Act - Creates the Social Housing Program (Program) within the Department of General Services (DGS) to identify and develop up to three social housing projects on state-owned surplus land deemed suitable for housing.

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• AB 524 (Wicks) - Discrimination - Family Caregiver Status - Expands the protected characteristics under the Fair Employment and Housing Act’s (FEHA) anti-discrimination provisions in employment to include family caregiver status. OPPOSE • AB 875 (Gabriel) - Courts: Reporting Data - Requires

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or furnished. We did achieve a carve out for owners of up to 2 properties/4 units. - OPPOSE

• AB 548 (Boerner) - State Housing Law: Inspection - Requires local enforcement agencies to develop policies and procedures for inspecting multiple units in a building if an inspector or code enforcement officer has determined that a unit in that building is substandard or is in violation of state habitability standards. - OPPOSE • AB 1317 (Carillo) - Unbundled Parking - 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). - OPPOSE • AB 1332 (Carillo) - ADU Pre Approved Plans - Requires local governments to create a program for the pre-approval of Accessory Dwelling Units (ADUs). - SUPPORT • AB 1620 (Zbur) - Permanent Disabilities: Comparable Units - Allows a jurisdiction with rent control to require an owner of a rent-controlled unit to allow a tenant with a permanent physical disability to relocate to an available comparable or smaller unit located on an accessible floor of the property and retain their same rental rate. We negotiated amendments on this bill to remove opposition. - NEUTRAL • SB 71 (Umberg) - Small Claims and Limited Civil Case - This bill increases the amount in controversy limits for civil cases within the jurisdiction of the small claims court, as specified. This bill increases the limit on the amount in controversy for an action or special proceeding to be treated as a limited civil case. - SUPPORT • SB 267 (Eggman) - Credit of Persons Receiving Government Subsidies - 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. - OPPOSE

An issue that the Legislature did not fully address during session was the growing problem of insurance in the state. The Legislative leaders have said that they will continue to work on the issue this fall and going into next year. INITIATIVE UPDATE Two other constitutional amendments that were passed by the Legislature, but didn’t need a signature by the Governor are ACA 1 and ACA 13. Those bills had a large coalition of opposition, but were able to secure the required ⅔ vote of the Legislature. They will join the list of eligible initiatives for the November 5th, 2024 ballot. Top priorities for CalRHA are the Justice for Renters Act and Taxpayer Protection Act. • ACA 1 (Aguiar-Curry) - Voter Approval Threshold - ACA 1 lowers the voter threshold from a two-thirds supermajority to 55% majority to approve local (city, county, and special district) GO bonds and certain special taxes for affordable housing, public infrastructure, and permanent supportive housing projects, and defines those terms. - OPPOSE • ACA 13 (Haney) - Initiative Threshold - This measure would further provide that an initiative measure that includes one or more provisions that would amend the Constitution to increase the voter approval requirement to adopt any state or local measure would be approved by the voters only if the proportion of votes cast in favor of the initiative measure is equal to or greater than the highest voter approval requirement that the initiative measure would impose. The measure would specify that this voter approval requirement would apply to statewide initiative measures that appear on the ballot on or after January 1, 2024. - OPPOSE

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APARTMENT MANAGEMENT MAGAZINE

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

Dear Member: We want to thank you for your membership and support this past year. Based on the record rents and property valuations, and increased business activity we all are clearly putting the pandemic behind us, finally. With your engagement we were able to maneuver the best possible result on many issues this year starting with the City of San Diego’s Tenant Protection Ordinance. We managed to avoid the worst of the proposed tenant recommendations and added requirements to bring the item back for evaluation. We are working with the Mayor of Chula Vista on the cleanup of their Tenant Protection Ordinance. Despite the many bills proposed by the State Legislature this year that SCRHA fought against, a few were approved in the late hours that we steadfastly “Opposed,”, including: •

AB 12 (Haney) - Security Deposits: This bill would limit security deposits to no more than the equivalent of one month’s rent. SCRHA’s lobbying and your messages helped secure a later effective date for the law and a limited exemption for owners of no more than 2 rental properties totaling no more than 4 units.

• SB 567 (Durazo) - Just Cause: This bill passed in the last hours of session with legislators citing the neutrality of some organizations as a reason to vote for the bill. The bill as originally introduced would have lowered the state rent cap and placed additional regulatory constraints on no-fault termination of tenancy. Again, SCRHA advocacy and your grassroots contact helped significantly water down this attack on rental owners. • ACA 1(Aguiar-Curry) - Local Tax Threshold, and ACA 13 (Ward) Taxpayer Protection Act Attack, also passed, despite a large coalition of opposition. Both bills seek to make it easier to pass taxes by lowering voter thresholds. These bills are part of a systematic attack on Prop. 13 protections. With our partners at California Rental Housing Association (CalRHA) we continued the fight to the very end, asking Governor Newsom to veto these bills. Additionally, we partnered with CalRHA to poll the industry and provide data to the State’s insurance commissioner regarding the state’s property insurance crisis. And we continue to poll members and provide data on the negative impacts of the pandemic regulations, including our most recent survey that showed that over 30% of those polled are still owed COVID rent and nearly 60% of those are owed more than $10,000 in back rent. We will continue to work to make the industry whole and press for permanent forms of rental assistance so housing providers never have that kind of burden placed on them again. It’s been a very active year, and we have numerous accomplishments to celebrate. That said, it is no secret that inflation has driven insurance, salaries, and business expenses up. We’ve seen event venues increase as much as 35% in some situations. Additionally, we listened carefully when many of you, our valued owners, and managers, said our forms partner wasn’t meeting your expectations, so we formed a new partnership to bring you a smart fillable, on-line pdf forms library, that will launch mid-October, and added digital signature capabilities. For our management company members, we are introducing our new job board/career center, with some of the most competitive job posting rates anywhere. We know how challenging it is to fill positions. To sustain our growth, these new benefits, and the value we offer, the Board of Directors has approved the following dues increases: • Owners and Supplier membership 5% • Property Management firms 7% • An increase in per unit fees of .25 cents

To continue our proactive lobbying successes of the last few years, as well as prepare for yet another battle against a state-wide proposition next year, the Board has approved a one-time assessment. This assessment will allow us to increase our local lobbying and public relations efforts to position the industry as essential service providers and valued community stakeholders. The one-time assessments include: • Independent Owners, $50 per year • Property Management Companies, $1.25 per unit

Again, thank you for your membership and support of our rental housing industry. We look forward to continuing to work on your behalf. With much respect and appreciation. Alan Pentico, Executive Director Aiesha Blevins, President 16

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Welcome New Members

CELEBRATING

an ANNIVERSARY This Month PROPERTY MANAGERS 10+ years of membership

AMK Property Management Red House Property Management

INDEPENDENT OWNERS Austria Sagana Family Trust

Luke Von Eschen Company

Avenida Palm Desert - Greystar

Maher

Ben and Heather Martin Company

Pamko Mgmt

Charles Management

Point Bonita | Bell Partners

David A. Espana

Robert K Allan, Owner

Deanne Bourne

Robert Stout

Deborah Comiskey

Simon & Roxann Ferreira

Douglas Wahl Company

Tamara Bond Company

Edward McFadd Company

Ted Alexander Company

Golden Hill Rentals

SUPPLIERS QMC Metering Solutions Real Floors Vert Environmental

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM7

Congratulations to all Mark of Excellence 2023 Nominees. You are the true “Mark of Excellence” in our industry, and we are proud to recognize your accomplishments.

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Thank You to Our Sponsors Diamond Sponsors

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Crystal Sponsors

Jewel Sponsor

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Associationwide Sponsors

December 1, 2023 | Sycuan Casino Resort

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

ANNUAL MEETING OF THE MEMBERSHIP INSPIRES HOPE DESPITE CHALLENGES AHEAD

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

hank you to the members who joined SCRHA on October 6 at the Riverwalk Golf Course to approve the new Board of Directors and Officers for 2024. After the vote and an Association update from Executive Director Alan Pentico, the group was treated to a panel discussion by state and national industry leaders.

Leading the discussion was moderator Lou Penrose of Slater & Lou on KOGO radio. Lou led off with a shared love of the industry, having previously served as the Association Executive for the Apartment Association of Orange County and a rental owner himself. He also acknowledged the struggles that come with being a rental housing provider. The panel wasted no time launching into a recap of the bills and the fights coming to California. Allison Pfister, one of SCRHA’s California Rental Housing Association (CalRHA) delegates, shared that nearly 200 bills were on the industry list this year and highlighted the major bills that still might become law. Christine LaMarca, SCRHA’s other delegate and CalRHA past president, talked about the rent control ballot measure coming November 2024 and how important that fight will be. Both Christine and Allison mentioned property tax measures that will be on the ballot as well. When asked about engagement, the two shared the importance of grassroots involvement, such as responding to Action Alerts and fundraising to support or oppose ballot measures, as well as fundraising to help get people elected who understand business issues. Christine went on to describe some of the coalition building that has already been cemented by CalRHA, how they will build on that going forward, and how it will be key in defeating ballot measures. She called rental housing providers “heroes” and reminded the room that they are in the business of providing something that they should be extremely proud of. Not to be outdone by California this year, the federal government has also stepped up its focus on the rental industry. SCRHA representatives to the National Apartment Association (NAA) were on hand to share how NAA intersects with SCRHA and the challenges at the national level. SCRHA Past President, Rick Snyder, will serve as Chair of NAA in 2024, the first time California has had the leadership role in many decades. With Rick at the helm, NAA, California, and SCRHA will be in excellent hands. Rick called himself

a disruptor and pledged to undertake change for the good of the entire industry. There is a new focus on protecting rental housing providers from ideas that, up until recently, were often unique to California and other more progressive states. He discussed the efforts that started at the White House to prevent “junk fees” and how that would upend operations for rental housing. Jay Lopeman represents SCRHA as a Supplier partner at NAA, where he served as the 2022 Supplier Council Chair. Jay has long been a champion for bridging the gap between owners/operators and the Supplier community, namely as it relates to Suppliers understanding the impacts of legislation on their businesses. He shared NAA Political Action Committee fundraising statistics that clearly point to success in that messaging. Despite being a relatively small segment of the overall NAA membership, Suppliers contributed significantly to the NAA-PAC, and those numbers have risen in recent years. This is yet more proof that rental housing is community. SCRHA members asked questions of the panel and shared their concerns about the face of the industry in the community. It was clear that members are as fed up with the narrative of “bad landlords” and support SCRHA’s strategic goal of changing the image of a landlord, further cementing the role of rental housing as essential in the community. Panelists all agreed that while the last few years have been challenging for the industry, and while 2024 will be as well, there is renewed hope. People everywhere are frustrated with many facets of the economy, such as gas prices, and we may be reaching a tipping point that will translate to the political environment. NAA, CalRHA, and SCRHA are all prepared to be more proactive and are ready to seize opportunities to improve the rental housing ecosystem for owners, managers, suppliers, renters, and the overall community. Join SCRHA for the installation of the approved Officers and Directors this December at the Holiday Open House. More details are coming soon!

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?

November 14

2:30A - 3:30P

El Niño: Are Your Properties Ready? Southern California can expect a wetter than average winter this year thanks to an El Niño Climate pattern. Join SCRHA for this special class by BELFOR Property Restoration to learn about what steps you can take to keep your property safe during the rainy season.

ICON KEY

November 17

8:30A - 5:00P

Level II Advanced Plumbing

This is the next step in training. By the end of the course, students should be able to name all the tools used in the plumbing field, their purpose, and any associated safety precautions.

November 29

2:30P - 3:30P

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

ICON KEYICON KEY

November 7 and 28 Resident Outreach: Strategies to Save Time & Reduce Stress SCRHA has partnered with the National Center for Conflict Resolution to bring you an important certification course to help you manage communication challenges with your residents. November 7, 2023 | 11:00 AM - 12:30 PM In-Person @ Southwestern College November 28, 2023 | 11:00 AM - 1:00 PM ICON KEY ICON KEY In-Person @ Grossmont College 24 NOVEMBER 2 NOVEMBER 2023 2023- -APARTMENT APARTMENT MANAGEMENT MANAGEMENT MAGAZINE MAGAZINE AMM7 AMM7 AMM6

CAREER CENTER Advertise Open Positions Reach Qualified Rental Professionals Exclusive Discounts for SCRHA Members

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Standard - $99 SCRHA Members | $149 Non-Members 30-day job post Create a company profile Track applicants Live chat with applicants Job post published in job alert email Enhanced - $149 SCRHA Members | $199 Non-Members 30-day job post Create a company profile Track applicants Live chat with applicants Job post published in job alert email Job post highlighted Job post pinned to the top for 14 days Premium - $249 SCRHA Members | $299 Non-Members 30-day job post Create a company profile Track applicants Live chat with applicants Job post published in job alert email Job post highlighted Job post pinned to the top for 30 days Increased reach! Your job will be published through our partners to maximize applications. Complete Platform - Custom Quotes Available Purchase packs of job posts Integrate your ATS for automatic job posting Feature your company profile to maximize attention Publish your jobs to our network of relevant industry and professional career centers Attract diverse talent through our network of diverse community career centers SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

CELEBRATING John F. Cihak Company Betty Kern Company Irene Jackson Company NB Properties, Inc. Cameron Brothers Company LLC Diamond Apartments Lyon & Lyon, Inc. Susie and Jim Uribe R & V Management Rohn Properties Management Karen Virtue Company La Paloma Apts. Rodney Smith Company Fred and Jan Fogerty Wood/Saukkonen Matthew and Sheila Gleason Pedro Ferreira Company Michael Glickstein Company Michael Boardman Company Washtek, Inc. Stefan Hoffer Company Robert Neill Company

1969 1970 1975 1975 1977 1977 1977 1977 1980 1980 1984 1986 1986 1987 1987 1991 1991 1993 1993 1995 1995 1996

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership Robert and Linda Lofgren Simplicio C. Villanueva Company Villa Pacific Properties Steve Schmidt & Company Plaza Verde Apartments Baldwin Moore Realty Frances Harvey Company AJ Properties John B. Harris Tamara Kabban-Miller Gurley N. Sellers, III Company Michael Weinrick Company Hobrock Enterprises LLC Serge Decorte Company Trinity Property Consultants Tim Budniewski Company C & A Family, LLC Saxony Village Partnership Sean & Gracie Wilson Humphreys Residential PB Garnet Apartments

1996 1998 1999 1999 1999 2000 2001 2002 2005 2005 2006 2008 2009 2009 2011 2011 2011 2011 2013 2013 2013

an ANNIVERSARY This Month

10+ years of membership

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 at publications@socalrha.org 26 NOVEMBER 2023 department - APARTMENT MANAGEMENT MAGAZINE AMM6

In Case You Missed It!

Legislative Updates from SCRHA Governor Signs Just Cause Termination Bill Governor Newsom signed SB 567 (Durazo) on September 30, which will change some of the rules when terminating tenancy for owner/ family-member move-in and substantial remodel/ demolition. As introduced, SB 567 sought to significantly overhaul the Tenant Protection Act of 2019 (AB 1482) by dramatically lowering the rent cap and applying the limit to previously exempt single-family homes. It also sought (among other things) to impose AB 1482’s “just cause” protections on Day 1 of the tenancy. SCRHA strongly opposed the bill and these provisions which were amended out of the bill as a result. The bill was amended several more times throughout session due to continued opposition. The new law will do the following: • For termination of tenancy based on an intent to occupy the property by owner or family member, would require that the owner or family member occupy the residential real property for a minimum of 12 continuous months as the person’s primary residence. The noticing for this will require the name and relationship of the person moving in, who must move in within 90 days of terminating the tenancy. For the purposes of this cause, owners are individuals (with family members), family trusts, and some LLCs. • The bill would require an owner who displaces a tenant to substantially remodel or demolish a unit to provide the tenant with written notice providing the tenant with specified information, including a description of the substantial remodel to be completed and the expected duration of the repairs, or the expected date by which the property will be demolished, and a copy of permits required to undertake the substantial remodel or demolition. Notice will also require letting the tenant know if they want to move back into the unit after remodel that the tenant must tell the owner and provide contact info. 1

MARCH 2023 - APARTMENT MANAGEMENT MAGAZINE AMM7

• This bill would also prescribe new enforcement mechanisms, including making an owner who attempts to recover possession of a rental unit in violation of the law liable to the tenant in a civil action for up to 3 times the actual damages, in addition to punitive damages.

Support of “Leave No Veteran Behind”, Learn More About County Housing Program The County of San Diego is spearheading a regional effort to house homeless veterans. “Leave No Veteran Behind” seeks to achieve functional zero for veteran homelessness in the county through partnerships with regional, state, and federal partners. The program includes incentives for rental housing providers, such as a leasing bonus and dedicated landlord liaisons. Members with vacant units or units on notice to vacate are encouraged to sign up for the 211 Interest List.

NAA Comments on FTC Junk Fees Proposal On October 11, the Federal Trade Commission (FTC) announced a notice of proposed rulemaking which would prohibit “hidden and falsely advertised fees” and require all-in pricing across industries, including rental housing. NAA was actively engaged in the advanced notice of proposed rulemaking and will remain so in this next phase of the rulemaking process. NAA will need your help to ensure the industry voice is heard. SCRHA will keep members updated on how they can help.

SCRHA Endorses Amy Reichert in County Supervisor Race SCRHA is supporting Amy Reichert in the District 4 Supervisor Special Election this November 7. Every active registered voter residing in District 4 should have received or will receive a ballot in the mail the week of October 8 for the special election. SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

ASBESTOS? LEAD? IT PAYS TO DO THINGS RIGHT

by Ali Sahabi, Optimum Seismic

any older apartment buildings contain lead and asbestos. Owners sometimes downplay the health hazards these substances pose to humans and the environment. Some are tempted to bypass the rules by removing these contaminants undercover — hoping that no one finds out. Failure to comply with the law on the removal of these hazards can lead to health risks for workers and tenants alike. In addition, there are hefty penalties — even potential jail time — for those who ignore the law. CASE STUDIES In a widely publicized case in 2018, a West Hollywood apartment complex was shut down after a South Coast Air Quality Management District inspector found asbestos at a construction site following an anonymous tip. L.A. Fire and Hazmat officials formally decontaminated more than 15 units, whose inhabitants were ordered to vacate the building and leave everything behind, even their cars. A criminal investigation ensued. 28

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

In another case, a federal appellate court in Chicago in 2013 upheld a lower court’s 10-year prison sentence for a sprinkler contractor who removed asbestos from piping without the proper training or licensing, and disposed of the material in dumpsters and abandoned farmhouses. Figures for 2020 showed that the EPA opened 247 criminal investigations (despite limitations during the pandemic). Criminal cases charged in 2019 resulted in a 94% conviction rate among those brought to trial, the EPA reported. WHAT DOES THE LAW REQUIRE? Asbestos is a dangerous carcinogen, and exposure to high levels of lead can cause anemia, weakness and kidney and brain damage. There are many laws regulating the testing and treatment of asbestos, lead and other potential hazardous materials used in older structures, particularly those built prior to 1979. Whenever asbestos or lead are found, state, local and Environmental Protection Agency offices must be notified. The National Emission Standards of

Hazardous Air Pollutants requires that work areas be sealed off and that waste be disposed at a hazardous materials facility. The Occupational Safety and Health Administration mandates strict safety protocols for workers, who are at risk of cancer, kidney and lung problems, even death when exposed. IT PAYS TO DO THINGS RIGHT Selecting the right contractor for dealing with environmental issues and other unexpected twists that may arise during construction of building renovations, seismic retrofits and other projects will help ensure that laws and safety protocols are followed. Doing so protects building owners and management companies from liabilities associated with the improper handling and disposal of toxic substances. Generally speaking, a reputable company with a solid

track record and decades of experience like Optimum Seismic is going to follow the letter of the law. And, in the rare instance where something is not done right, that company — based on its name and solid reputation in the industry, its licensure and bonded status — is going to assume responsibility for its actions. A fly-by-night company, one more likely to bypass regulations for the sake of slipping in a lower bid on a project, probably won’t stick around if legal problems arise. Protect yourself by making sure you select a contractor who will follow the law, do the job right, and deliver your project on time and on budget. Call Optimum Seismic at 833-978-7664 or visit optimumseismic.com for more information.

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

The SCRHA Business Directory of Suppliers is where you'll find the products and services you need to run a successful rental business. Use an SCRHA member first to invest in businesses that support a thriving rental housing community! Scan the code to connect with SCRHA Supplier Members!

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2023 INDUSTRY ACHIEVEMENT AWARD

Lucinda Lilly

ucinda Lilley is the 2023 Southern California Rental Housing Association Industry Achievement Award Winner. Recently, she shared how she got started in the industry and her accomplishments with Rental Advisor Magazine. We will celebrate her many contributions to the rental housing industry during the 2023 Mark of Excellence Awards on December 1 at Sycuan Casino Resort. When did you first start out in the industry?

Like many, I fell into the industry. I had been working for the Armed Services YMCA downtown San Diego. And when I had my first son, I wanted to work a little closer to home (Imperial Beach). I was hired as a file clerk/ admin assistant in a property management company in Coronado. ® After about a year, I wanted to be even closer to home and found my place at Leadingham Realty in Imperial Beach. I stayed for 11 years learning and growing. I had a mentor, Tom Atchley, who had his sights set on supporting me to earn my CPM® Designation and assuring I was marketable to the likes of a Trammel Crow Company. He did his job --- in 2004, I became an Area VP for Gables Residental (formerly Trammel Crow) and in 2005 I earned my CPM®. What led you to get involved? I became involved with what was then the San Diego Apartment Association in the late 1980’s. Chris DeMarco, Exec VP of FBS Property Management, and I met and he invited me to come to what he was working to create as Property Manager’s Council. I was hooked. I felt like I had found my tribe – other people who loved the property management industry and wanted to make it better by sharing great ideas and elevating the professionalism. I joined the Education Committee (education/edification is my passion!) and the rest is history.

an ever shifting role. We have, as an industry, evolved from sitting back and hoping for the best to taking our place actively as partners in our communities. We must continue to work with those who have typically been our adversaries in order to create positive change and acceptable legislation that protects both the landlord and the resident. We do this by being the HUB of education and information for anyone involved in Real Estate Management. I believe that SCRHA has done an incredible job of this in the past few years and we will enjoy being seen as part of the solution rather than part of the problem. The good news is that our incoming Chairperson of the National Apartment Association, Rick Snyder (Past President of SCRHA), speaks of the same initiative. We have an opportunity to make real difference in our world. What do you see as the biggest challenges facing the Industry? Overreaching legislation introduced by government officials who are unaware of our business or the real needs of residents. Sadly, some of the lobby groups feed our legislators false information to meet their narrative. Our challenge is to continue to assure they know we are here for them to educate – that we are not in it to fight, we are in it to work together to create better communities for property owners and residents. Who are local peers that you admire and who helped you grow? Christian Davis – taught me not to take myself so seriously Joe Greenblatt – “voluntold” me to become involved in a role in IREM that led to enormous growth and learning

Where do you see the Industry heading in the next three to five years?

Nicole Baker, former IREM Association Executive – saw in me opportunities that I would never have imagined and caused me to reach higher than I thought I could.

Our role as Real Estate Management Professionals is

Neil Fjellestad, President FBS Property Management

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

– taught me to look at things a different way – he was the one who instilled in me that as an industry, we cannot always just say NO. We have an opportunity to find a way to say YES – within reason. He really made a difference in my life. Chris DeMarco – for introducing me to volunteerism within the industry in the first place Abigail Rex – whose leadership approach to succession planning is being used in two local organizations to foster continuation of support of this industry. Her positivity and care is contagious. What accomplishment makes you most proud? • Seeing my children and grandchildren happy and healthy • When I teach a class and I see the lightbulbs go off for a student • When I am able to help someone find their inner truth so that they can grow as responsible members of our industry • Becoming an Instructor for the National Apartment Association and a member of the Faculty of the Institute of Real Estate Management. • Serving SCRHA as its President for two years • Serving IREM San Diego as its President for two years • Serving as IREM RVP for two years What motivates you to come back every day, ready to do more? Helping property owners identify goals and objectives for their properties and then charting a course of management that works towards those goals and objectives. It isn’t about what WE think, as property managers, a client should do for their property – it is all about what THEY want to achieve. Our job is to turn that objective into action to help them get there. Helping industry professionals realize that while you may think that money is your goal, money is simply a by product of a well served community. That if we take care ourselves, our business associates, and our community, the bottom line will take care of itself. We have to start with values based leadership – and leading in that way – sharing that with businesses and individuals -- that’s what keeps me coming back every day. The opportunity to change my world keeps me healthy, happy, and motivated.

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NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

10 Ways To Boost Resident Satisfaction Without Breaking A Sweat

by Max Glassburg, Yardi breeze

here are many reasons residents choose to leave. They might be buying a home, something many renters aspire to do. There’s nothing you can do to prevent that, nor would you want to: resident satisfaction isn’t about changing people’s life plans, but rather about maximizing the number of renters who would want to renew their leases. In other words, it’s about resident retention. After all, some residents leave for entirely preventable reasons: • A bad experience with a rude staff member

• Unresolved maintenance issues • Unhelpful or unknowledgeable personnel • A feeling that their input or suggestions don’t matter Improvements in resident satisfaction can help build long-term relationships within your community, but satisfied renters also add value to the property itself. It’s great to bring in new faces, but your renewing residents are an invaluable asset to your community. Let’s look at 10 strategies you can use to ensure a positive resident experience and create a happier community. Please turn to page

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

(619) 867-1713

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Continued from page

1. CREATE A STRONG NEW-RESIDENT WELCOME EXPERIENCE

A personal touch is always going to help get the relationship off to a good start. It helps residents feel welcomed and positive about their decision to move to your property. • Write handwritten welcome notes • Offer new residents a guide to the neighborhood

3. INCREASE TRANSPARENCY

• Allow them to set up autopay so they can pay rent straight from their account without hassle 2. STEP UP YOUR COMMUNICATIONS Communication is key to renter satisfaction. Nobody enjoys lengthy calls or playing phone tag.

• Use email for official correspondence or when you would like to attach files along with your communication. • Use texting for emergencies or when you need to convey a message quickly. Mass texts are the easiest way to reach a lot of people at once, but make sure you don’t overdo it. • Set up a maintenance call center so you can concentrate on other tasks or give yourself a night off knowing urgent maintenance

• Add an AI chatbot to your website so prospects can have their questions answered anytime day or night and you can ensure that questions are answered with accurate, current information. Property management software tracks all digital communications so any member of your team can see where to pick up the conversation with residents and prospects.

• Give residents the ability to submit work order requests from their phones

• Implement tech tools that allow you to individually or mass text or email your residents for a more efficient way of reaching your residents.

requests will be routed to the appropriate staff member or preferred maintenance vendor.

Technology allows residents to stay informed. Offering an online resident portals or app integrated with your property management system, is a secure way to give renters full access to their statements, important documents, maintenance requests and communications with your office. You can also use similar tools to upload report packets to property owners or outside investors. When information is easy to find, the need to call your office will decrease giving you more time to focus on other tasks. 4. ENCOURAGE SOCIAL INTERACTION BY HOSTING LIVE EVENTS For property managers without the right tools to streamline all the back-office tasks that managers need to do, organizing live events at your properties may seem stressful or even impossible. However, adopting a property management software solution to streamline your work will give you and your team more time to help foster a resident experience that Please turn to page

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will help keep them around come lease renewal time. A few idea event ideas include: • Community BBQ: Host a barbecue or cookout in a common area for residents to enjoy together • Movie night: Rent a projector and screen and organize a movie night with popcorn for residents • Game day: Set up a prize tournament or gaming event for residents to participate in • Fitness challenge or classes: Host a fitness challenge for residents, such as a 5K run or a yoga class Make sure to get the word out. Communicate community activities through mass emails, a newsletter or resident app. These events are sure to please a crowd and are a great opportunity for you to share updates in person. What better way to build relationships with residents? An engaged and happy resident is more likely to pay rent on time, follow community rules and take care of your property.

• It shows that you care and are actively seeking ways to improve their experience at your property • It can keep the communication in-house, meaning they come to you with a complaint rather than write a public negative review online • It allows you to receive information that you can act upon as you attempt to improve your resident experience and increase retention For those who respond to the survey with positive feedback, reach out to personally thank them and see if they’d be okay with you sharing their quotes directly on your website or other marketing materials. Or ask them to write a short online review. 6. GIVE RENTERS MORE WAYS TO PAY Advancements in proptech have made rent payments a lot easier for both residents and staff. There are so many ways the right tech can provide an easy boost to the resident experience:

5. SEND RESIDENT SURVEYS & ACT ON FEEDBACK

• One-time or recurring electronic debit, credit card or ACH payments

One of the best ways to boost resident satisfaction that is with a resident survey, which gives you a perfect opportunity to harness the power of quality customer service.

• Walk-in payments that allow renters to pay rent in cash at select retail stores

Having individual conversations to gather feedback can be time-consuming and may even come across as invasive to the resident. Residents may be less willing to provide honest feedback, especially if they have constructive criticism. However, feedback is critical to the success of your property management business, so an email with a brief survey is a much better approach:

• There will always be residents that want to write you a check, but check scanning software makes them easy to deposit. Giving residents more ways to pay is more convenient for the resident, makes rent collection easier and helps you run your business more efficiently! Please turn to page

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Response

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6 | Southern California Rental Housing Association Rental Advisor July 2021 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 18 | Southern California Rental Housing Association Rental Advisor April 2022

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San Diego (38428)

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7. EMBRACE SMART TECHNOLOGY

Property management software makes online payments, maintenance requests and mobile account access easier for your residents. But that’s just the start of what you can offer. Smart, eco-friendly tech can save energy and increase property value. For example, leak detection systems will save water and prevent property damage before it happens. Smart thermostats give renters the ability to control energy consumption even when they’re not home. Some property managers offer a modern and eco-friendly amenity: smart waste management systems. Creative solutions like these always find an audience and help increase renter retention.

residents day in and day out. Make time for your own needs. Take breaks. Eat lunch (every day). Shut down the computer at a designated time each night. Find little ways that work for you, so you don’t burn out. Encourage everyone on your team to do the same. Hopefully we’ve provided some solutions to common challenges facing the property management industry. We hope you can use this information to inform your approach to boosting resident satisfaction and retention at your properties.

8. FOSTER A SENSE OF OWNERSHIP Allow your tenants to customize their space, within reason. Too many restrictions can be frustrating for a resident and cause them to go elsewhere. Something as simple as allowing them to add a light fixture can go a long way. Worried they’ll overdo it? Create a guide of do’s and don’ts to share at move-in, then share the document in their resident portal. 9. WELCOME PETS We interviewed two members of Michelson Found Animals and learned that pet ownership increases resident retention. Pet-friendly rentals create opportunities to add value with unique pet-related amenities. The fewer restrictions you put on pets, the more opportunity you’ll have! If you’re pro-pet, make sure your rules are visible online. For more on that, check out this guide to helping renters find your pet policy. 10. TAKE CARE OF YOURSELF Last but not least, don’t forget that an important part of resident satisfaction and retention is taking care of yourself. Your mental health is of the upmost importance if you’re going to have the drive and energy to help SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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5 TIPS TO PREPARE FOR END-OFYEAR REPORTING AND 1099S

By Brittany Benz

he end of the year is approaching, which means now is the time to begin checking off all of your yearend reporting tasks and getting your 1099s in line. However, if you’re relying on paper files or using accounting software that’s separate from your property management solution, this process can be incredibly time-consuming, cumbersome, and even error-prone for your property management business. Read on to find out five ways you can streamline your end-of-year duties so you can create space for what matters — big-picture thinking for the year ahead. While this article contains helpful information, we are not providing legal advice. You should consult a qualified tax attorney for any specific questions about filing 1099s or year-end reports for your business. 1.) MOVE TO A PAPERLESS ACCOUNTING SYSTEM Paper-based accounting processes take up more time and can lead to errors due to double data entry. Meanwhile, generic accounting solutions like

QuickBooks are not integrated into your business, so it takes longer to gather information and it’s harder to have a complete financial picture. Rather than relying on a separate system to handle your accounting needs, look for a property management solution with built-in accounting to save your team time on re-entering data and increase accuracy. Since everything is in one place, a fully integrated system like AppFolio can eliminate the pain of accessing and understanding the essential data that drives your business. 2.) CATCH UP ON RENT PAYMENTS AND DECREASE DELINQUENCIES Manually collecting and depositing paper checks for rent payments each month eats up a lot of your team’s time and can lead to human error. Plus, it’s inconvenient for your residents to have to come into the office or mail in their rent payments. Make life easier for your team and renters by offering online payments. This way, your residents can quickly and easily pay their rent right from their phones and your team can get time back to focus on other high-value tasks. Many online payment systems like AppFolio

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

also send out automatic reminders and have the option to set up recurring payments, which can help cut down on delinquencies and ensure rent is paid on time and in full. 3.) AUDIT YOUR REPORTING PROCESSES Manually compiling reports by hand is timeconsuming and requires a lot of expertise when it comes to analyzing data. Take a deep dive into your reporting tasks to make sure high-value reports are conducted and sent regularly. In addition, remove any unnecessary reporting tasks to free up internal bandwidth. Reporting tools can analyze the data on your behalf, saving time and enabling you to get a clearer picture of your finances in minutes. Consider switching to a platform that has these tools, along with built-in analytics that can spot errors or inconsistencies in your data, which can help you avoid penalty fees or an unexpected audit in 2024. With a system like AppFolio Property Manager, you can flexibly build reports that deliver real-time insight into business performance using the Report Builder capability. Users can combine and customize reports to meet specific requirements, save new reports for future reference, and easily share reports with owners, all while maintaining drill-down capabilities. Additionally, there are numerous reports you can choose from, including owner statements, income statements, cash flow statements, balance sheets, and more. 4.) SIMPLIFY ACCOUNTS PAYABLE

accounting team must handle all year, and manually entering vendor invoices for each month can take weeks of your team’s time. You can automate the process with innovative features like Smart Bill Entry in AppFolio, which reads PDF invoices from vendors, identifies key information, and assists with processing so you can pay bills more efficiently yearround. With AppFolio, you can also pay vendors — another benefit of keeping everything digital and in one place. 5.) SPEED UP 1099 FILINGS If you forget or skip filing your 1099s, you can get into big trouble with the IRS and put your business at stake. Most property managers must issue and file 1099s by January 31 and file owner 1099s by February 28 (March 31 if filing electronically). Instead of sending 1099s to owners by mail, send them electronically with an advanced system like AppFolio. The system already has all of their information, so 1099s are easier and faster to process. AppFolio also provides support for the 1099-NEC form, which is required for reporting on vendor earnings. Completing all of your end-of-year tasks is a timeconsuming yet necessary process. However, when you have a fully digital system with built-in accounting and reporting capabilities, the process is a whole lot faster and you can breathe easy knowing your financial data is accurate and secure. By making the most of the tips shared above, you’ll also put yourself in a great position for next year’s tax season.

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

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LEGAL CORNER By Michael A. Brennan, Esq., Brennan Law Firm.

uestion. A long time ago, my wife and I used to handle most landlord-tenant matters ourselves, including drafting and serving notices and, even filing the complaint. It had been a long time since we had any bad apples, but a few months ago, we had a tenant fall behind on rent and, rather than tackle it ourselves, we decided to hire a law firm. The situation resolved itself after the attorney served a 3-day pay or quit notice, but now I have two more tenants who haven’t paid rent this month and I am wondering whether I really need to hire an attorney to draft our notices. I know a lot has changed in the landlord-tenant industry including the way three days is calculated, (and I don’t want to make any mistakes) but it seems drafting a notice should be a fairly simple task that I could save some money on by doing it myself. What do you think?

changes that took place didn’t make it any easier. For example, regardless of the day on which the notice is served,

nswer. First, you should consider continuing your practice of allowing the professionals to draft your notices. Of the notices I see drafted by clients, approximately 75% to 80% of them have some defect, even if only a minor one. The problem is, even a minor defect is fatal to an eviction, forcing you to start the process all over again. Simply stated, you are best served by allowing the professionals to draft your notices. With regard to the method for calculating the three days, changes have, in fact, taken place. While you can serve a notice on any day of the week, (including weekends and holidays), how you calculate the three-day notice period has always been a bit confusing, and the

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

Day-1” of the 3-day notice period is generally the first day after the notice was served. However, in that majority of situations, weekends and holidays can’t be counted, so serving a 3-Day Pay or Quit notice on a Friday will result in “Day-1” being the following Monday. To add some complexity to the mix, if Monday happens to be a judicial holiday, then “Day1” will roll over to Tuesday, giving the tenant 3 extra days before the clock starts ticking. Finally, the notice cannot expire on a weekend or holiday either. If the third day falls on a weekend or a holiday, the expiration date of the notice rolls over to the following business day. To summarize this, for most notices, you may not count, nor may the notice expire on, weekends or holidays.

uestion. I own a small apartment building in an area that has gone downhill, to say the least. The “defund the police” movement has caused the crime rate to go up and the police no longer seem interested in doing anything about it. I have a tenant who just told me she will be vacating as soon as her son’s school lets out for the summer, so I will have a vacancy. I’ve heard I have to disclose various things to applicants, but I’m not sure whether the neighborhood crime rate is one of them. Not sure I want to lose an applicant by telling them about things that generally have nothing to do with my Please turn to page

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property. Am I obligated to bring it up?

nswer. In many areas throughout Southern California, crime is a fact of life. The best way to address questions about crime from prospective residents is to refer them to the local police department for statistics. Moreover, be very careful not to portray your building as a “security” building or advertise it in any way that may create a false sense of security or safety. Even then, you may still have a duty to disclose this fact to the prospective resident, even if not asked. For example, if your property has experienced a recent wave of criminal activity, (break-ins, assaults, etc.) or there is an increased risk of harm at your building in comparison to other buildings in the neighborhood, then you would, in fact, have an obligation to inform applicants who ask.

uestion. I have a tenant who has recently fallen behind in her rent. She asked me to come by last weekend to pick up a partial payment, but when I got there, a neighboring tenant told me the delinquent tenant used “Midnight Movers” to leave in the middle of the night. I reached out to her on her cell and, surprisingly, she took my call. She told me that she moved in with her mom and left the keys in the kitchen drawer. While I’m glad I don’t have to go through an eviction, there was nine months left on her lease and the newer buildings in the area seem to be attracting a lot more applicants than my small, older unit. Is there anything I can do to minimize my losses and recoup the rent I will lose while I’m trying to get it cleaned up and marketed?

nswer. Before you do anything else, secure the property and change the locks . . . before an “old boyfriend” she gave a copy of the key to finds out she moved and moves himself in!

The good news is that your former tenant is responsible for all the rent owed under the remaining term of the lease, as well as any costs that you incur in preparing and re-letting the apartment including advertising fees, commissions, etc. In the event you rent it relatively quickly, but for less money than she was paying, she is responsible for the shortfall between the two rental amounts for the remainder of the lease term she had. Still, it is important to remember that you have a legal obligation to mitigate your damages, so you will want to get it cleaned up, (maybe upgraded a bit to complete with the neighboring buildings) and get it re-rented as fast as you can. I encourage you to keep good records in connection with your efforts to re-let the property, just 48

NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

in case she later claims that you “failed to mitigate your losses.” Finally, remember that you will still need to do a security deposit accounting within 21 days of the date on which you retook possession, so document the condition of the unit with pictures in the event there is any damage. You can use the deposit to cover any unpaid rent she left owing, as well as to pay for any damage, as well as the restore the unit to the condition it existed in when she moved in.

uestion. Like many other landlords, the torrential rains that took place a few months ago caused some water damage to a few of our tenants. Most of them were pretty cooperative when it came to working with us to dry their units and make the repairs, but one in particular has been acting like a pain the “you know what.” She made it next to impossible to get into her unit, then complained about the need for the workers to move her belongings to dry the place out. She claims the water caused damage to several of her “high end evening gowns” resulting in her throwing them away and purchasing new ones. I just received a letter from the tenant telling us that she “spoke with an attorney” who told her we have to reimburse her, and that she is allowed to withhold $1,250 from this month’s rent. Included with the letter was her rent check for $1,250 less than she owes! Is that true? Can she do that?

nswer. No, she cannot do that. Serve a 3-Day Notice to Pay Rent or Quit for the $1,250. Generally speaking, a landlord is not liable for damage to a resident’s personal property, unless the tenant can prove there was some degree of negligence on the landlord’s part that resulted in the damage. Moreover, even if she could establish that, her claim for damage to her personal property is entirely independent of her legal obligation to pay rent. If you allow this to occur, it won’t be long before the other tenants get wind of it and start doing the same thing. This information presented in this article is general in nature and provided to address typical landlord tenant legal issues. Specific facts and circumstances in connection with a particular situation you are experiencing should be discussed with your attorney.

Brennan Law Firm has grown to become one the most respected and experienced landlord-tenant firms in the industry over the past 12 years. The firm has offices in both Orange and Los Angeles Counties and can be reached at (855) 285-2230. Visit www.MBrennanLaw.com for more information.

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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. LP. . . . . . . . . . . . (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 Book and Ladder . . . . . . . . . . . . . .(949)209-8347x0029 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 . . . . . . . . . . . . . . . . (951)676-7545 G Gables Oak Creek. . . . . . . . . . . . . . . . . . . (951)600-9696 Gables Point Loma. . . . . . . . . . . . . . . . . . (619)223-6577 Gables at Alta Murrieta. . . . . . . . . . . . . . . (951)698-0628 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 Shapell Properties, Inc.. . . . . . . . . . . . . . . (323)988-7590 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. . . . . . . . . . . . . . . . . . . . . . . . . . . (833)355-0039 Whispering Oaks Apartments | Greystar (760)471-1262 Willin Properties. . . . . . . . . . . . . . . . . . . . . (619)298-0500 Z Zimmerman Property Management. . . . (619)546-5361

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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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NOVEMBER 2023 - 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 Apartments.com . . . . . . . . . . . . . . . . . (888)658-7368 Zillow Rentals . . . . . . . . . . . . . . . . . . . (206)516-2263 SOCi, Inc. . . . . . . . . . . . . . . . . . . (858)225-4110x103 Zumper . . . . . . . . . . . . . . . . . . . . . . . . (760)264-6429 Financial Designs, Ltd. . . . . . . . . . . . . (858)597-1980 Apartment News Publications . . . . . . (714)893-3971 Effortless Ads . . . . . . . . . . . . . . . . . . . (214)952-9862 J&J Creative, LLC. . . . . . . . . . . . . . . . (760)703-4471 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 ASPHALT & ASPHALT MAINTENANCE AMS Paving, Inc. . . . . . . . . . . . . . .(858)880-6133 ATTORNEYS-AT-LAW Heinz & Feinberg . . . . . . . . . . . . . .(619)238-5454 Todd A. Brisco & Associates, APC (714)634-2814 Andrew Griffin . . . . . . . . . . . . . . . .(619)440-5000 Kimball, Tirey & St. John LLP . . . .(619)234-1690 BACKFLOW TESTING Pacific Backflow Company, Inc. (760)639-4000 San Diego Backflow Testing, Inc. (877)363-8378 BALCONY INSPECTIONS Pacific InterWest . . . . . . . . . . . . . .(657)276-1629 BANKS Banc of California . . . . . . . . . . . . .(858)320-8410 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 Grand Design Kitchens . . . . . . . . .(760)789-0992 Cabinets And More . . . . . . . . . . . .(858)231-8532 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 Surface 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 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 PWS Laundry/Alliance . . . . . . . . . .(323)490-1868 WASH Multifamily Laundry Systems (858)279-1234 Washtek, Inc. . . . . . . . . . . . . . . . . .(760)735-2495 COLLECTIONS Kimball, Tirey & St. John LLP . . . . . . (619)234-1690 CONSTRUCTION AND REMODELING Larry O’Dell Construction. . . . . . . . . . (619)501-5252 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 CONSTRUCTION MANAGEMENT Southern Cross Property Consultants . . . . . . . . . . . . . . . . . . . . . . . . . . . .(858)945-2629 DECK COATING Life Deck Coating Installations (619)262-8600 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 EMPLOYMENT AGENCY The Liberty Group . . . . . . . . . . . . .(951)744-0057 Go-Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)518-0326 ENVIRONMENTAL: ASBESTOS / LEAD / MOLD Alliance Environmental Group, LLC (626)633-3500 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 McMillin Contracting Services (619)401-7000 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 A-S General Contracting . . . . . . . .(619)379-9410 HEATING & AIR CONDITIONING Sam’s Heating and Air Conditioning, Inc.(619)697-9824 INSURANCE Crest Insurance Group. . . . . . . . . .(858)547-1128 Farmers Insurance McWhirter Agency (619)463-7320 Pro Specialty Insurance Services . . . . . . (888)558-4776 INTERNET SERVICE PROVIDER Cox . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)836-7582 Quantum Fiber . . . . . . . . . . . . . . . . . . (360)931-9864 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 MAINTENANCE SUPPLY AZP Multifamily . . . . . . . . . . . . . . . . . . . . . (888)924-7278 HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . (800)431-3000 MARKETING & ADVERTISING Realtor.com . . . . . . . . . . . . . . . . . .(805)223-9413

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MOLD INSPECTIONS & REMEDIATION BELFOR Property Restoration (858)847-9886 MUSIC LICENSING BMI. . . . . . . . . . . . . . . . . . . . . . . . .(410)527-1076 PACKAGE/PARCEL MANAGEMENT SERVICES Parcel Pending. . . . . . . . . . . . . . . .(949)490-6987 PAINT MANUFACTURERS & SUPPLIES Behr Paint . . . . . . . . . . . . . . . . . . .(760)415-6015 Dunn-Edwards Corporation. . . . . .(619)884-3866 Sherwin-Williams Co.. . . . . . . . . . .(714)404-8212 PAINTING 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 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 The Phoenix Staffing Company (855)222-4136 PROPERTY MANAGEMENT SOFTWARE Domuso . . . . . . . . . . . . . . . . . . . . . 985-210-3473 SafeRent Solutions . . . . . . . . . . . .(419)367-7615

RATIO UTILITY BILLING SYSTEMS Livable . . . . . . . . . . . . . . . . . . . . . .(877)789-6027 REAL ESTATE ACI Apartments Office . . . . . . . . . .(619)299-3000 Covest Properties Inc. . . . . . . . . . .(760)214-9240 Voit Real Estate Services. . . . . . . .(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 California Safety Agency . . . . . . . . . . (866)996-6990 JDS Security . . . . . . . . . . . . . . . . . . . . (619)781-8694 Bald Eagle Security Services, Inc. (619)230-0022 ASAP Security Guards . . . . . . . . . . . . (619)750-4542 Signal Security . . . . . . . . . . . . . . . . . . (619)363-7233 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 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 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. . . . . . . . . . . . . . . . . . .(858)880-5419 Servpro San Diego SW . . . . . . . . .(619)643-2145 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 youforms need This gives you access to SCRHA in ato digital run a successful rental business. format with electronic signature capabilities. CIC an SCRHA member first to invest Use in businesses that support a thriving information about your applicant, while keeping you rental housing community!

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!

socalrha.org

www.SoCalRHA.org

8 NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM7 54 NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

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.

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NOVEMBER 2023 - APARTMENT MANAGEMENT MAGAZINE AMM6

9596 Chesapeake Drive Suite B. San Diego, CA 92123 Lic #: 1000582

1031 EXCHANGES

COMMERCIAL LENDING

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

1031 Capital Solutions. . . . . . . . . . . . . . . . . . . . . . 12

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

PROPERTY MANAGEMENT SOFTWARE

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

COUNTERTOPS

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

AIR-CONDITIONING

CREDIT CHECKS

RATIO UTILITY BILLING

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

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

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

DECKING

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

WATERPROOFING

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

APARTMENT ASSOCIATIONS

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

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . 37

Southern California Rental Housing Association. 6

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

SEISMIC RETROFIT / SOFT STORY

APPLIANCE SALES

EARTHQUAKE RETROFITTING & ENGINEERING

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

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

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

TOWING / PARKING CONTROL / SIGNAGE

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

ENERGY SAVING / REBATES

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

ASPHALT

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

TENANT SCREENING

MGB Construction. . . . . . . . . . . . . . . . . . . . . . . . . 32

ENGINEERING

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

BACKGROUND SCREENING

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

TOILETS/SINKS/FAUCETS

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

FINANCIAL / ESTATE PLANNING

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

BALCONY INSPECTION

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

TRASH HAULING & RECYCLING MANAGEMENT

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

HEATING

Mattress Recycling Council, Inc. . . . . . . . . . . . . . 13

DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

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

UTILITIES REBATES

EEE Advisor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

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

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

BATHROOM REMODELING / REGLAZING

KITCHEN REMODELING

WATER HEATERS/BOILERS

American Bathtub Refinishers . . . . . . . . . . . . . . . 14

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

CABINETS

LEGAL & EVICTION SERVICES

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

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

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

WINDOWS & DOORS

COIN-OP LAUNDRY SALES

PEST / TERMITE CONTROL

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

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

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

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

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

PROPERTY MANAGEMENT

COLLECTIONS

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

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

LRS Property Management . . . . . . . . . . . . . . . . . 36

STAIRS

MAGNESITE

ROOF REPAIRS, MAINTENANCE & INSTALLATION

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.

NOVEMBER 2023 - 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

OUTREACH

People coming to SCRHA for opinion, advice, knowledge, & expertise Rental housing providers are recognized as valuable & essential members of the community

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

STRATEGIES Visibility & prominence Collaboration