Southern California Rental Housing Association Rental Advisor Magazine - October 2023

LICENSE #570472

2023

EXECUTIVE OFFICERS

President

Vice President

Todd Henderson, Independent Owner

Secretary

Natasha Howell, Independent Owner

Treasurer

Buck Buchanan, Independent Owner

Legislative Chair Greystar

Immediate Past President

Lucinda Lilley, CPM®, CAPS®, GRI®,

Bridging In uence

2023 DIRECTORS

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

Alex Winborn, H.G. Fenton Company

Jay Lopeman, CAS®, InterSolutions

Jennifer Ford, Douglas Allred Company

Kimmi McBryde, Mark Feinberg, Heinz & Feinberg

Cushman & Wake eld

Matt Ruane, Liberty Military Housing

Scott Ledesma, Generation Contracting & Emergency Services

Shannon Kelly, Independent Owner

HONORARY LIFE ADVISOR

Wesley Harker

Our Address

Southern California Rental Housing Association

MAGAZINE STAFF

Publisher Apartment News Publications, Inc.

Design & Layout Travis Watson, Production Director Editorial Review Lindsey Lee, Marketing Manager

ASSOCIATION STAFF

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

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

Molly Kirkland, mkirkland@socalrha.org 858.751.2200

Kim Zebroski, kzebroski@socalrha.org 858.751.2220

Lindsey Lee, 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

Toll Free: 888.762.7313

Fax: 888.871.5229 socalrha.org

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

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

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

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

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

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

Aiesha Blevins, Greystar

APARTMENT NEWS PUBLICATIONS, INC

P O Box 3089 Seal Beach, CA 90740 www aptnewsinc com (714) 893-3971

FOUNDER : Don Smeallie, Sr .

PRESIDENT: Don Smeallie, Jr

PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc com

CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc .com

OFFICE ADMINISTRATOR: Jessica Watson admin@aptnewsinc com

Need to

your address or wish to be removed from our mailing list? Please

FEATURED COLUMNS:

OUR VISION

Reenvisioning quality housing for all OUR MISSION

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

SCRHA Housing Provider & Resident Rights and Responsibilities

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

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

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

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

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

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

Adherence to housing quality and equity standards and regulations

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

Review and follow rental agreement terms, including timely rental payments

Maintain a clean and habitable home

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

Aiesha Blevins

2023 President Southern California Rental Housing Association

President’s Message:

Advocacy Outlook for 2024

The California Assembly recently wrapped up the 2023 session, and our Legislative Steering Committee is working with Aaron Read & Associates, our state lobbyist, to provide a complete analysis of the legislation passed and how it impacts the rental housing community

While we are still waiting for the in-depth analysis, it’s clear that rent control will be a critical issue in 2024 We’re anticipating rent control battles at the state and federal levels and an expansion of regulations from local municipalities We must stay informed and engaged to help our elected representatives understand how the decisions they make affect not only our businesses but our communities .

The mission of the Southern California Rental Housing Association is to create a thriving rental housing community through advocacy, education, and collaboration . With state and federal agencies considering critical legislation that has the potential to reshape the rental housing industry, it’s more important than ever to have a clear understanding of the issues so that we can make our voices heard .

As an SCRHA member, you don’t have to wait until January to better understand market forecasts and regulatory battles during a critical election year Please join us for the Meeting of the Membership on October 6 and The 33rd Apartment Perspective on October 28 .

The Meeting of the Membership at Riverwalk Golf Course will start with an Association update, and eligible voting members will vote for the 2024 Board of Directors . Following the meeting, we’ll discuss 2024, the year of rent control battles, while enjoying brunch

This is a unique opportunity to hear from Rick Snyder, R .A . Snyder Properties, incoming chair of the National Apartment Association (NAA), and Jay Lopeman, InterSolutions, the Past National Supplier Council Chair for NAA, who will discuss rental housing from a national perspective, NAA’s advocacy program, as well as the federal rent control proposal and the efforts to stop it.

We will also hear from Christine Christine LaMarca, an independent owner and past chair of California Rental Housing Association (CalRHA), and Allison Pfister, Greystar Residential, CalRHA delegate . Christine and Allison will discuss the Justice for Renters Act, the November 2024 California ballot measure that seeks to repeal the Costa-Hawkins Rental Housing Act and expand rent control . They will highlight CalRHA’s plan to defeat the measure and review some of the bills that CalRHA and SCRHA fought in 2023 Register online at socalrha .org to reserve your seat today!

If you’re looking for a discussion on local forecasts for San Diego, register for the 33rd Annual Apartment Perspective on October 26 to discuss A New Wave of Challenges Led by Moderator Robert Vallera, CCIM, Voit Real Estate Services, our panel will address how the one-two punch of increased regulations and rising interest rates will impact the San Diego apartment market .

I look forward to seeing you at these events as we preview the 2024 industry challenges and learn how we can take action to support SCRHA’s ongoing efforts to create a thriving rental housing community through advocacy, education, and collaboration!

Mitigate Risk with NAA Click & Comply

NAA’s newest performance management and compliance software allows property management companies to consolidate processes and systems into one place for ease of use, transparency and communication for your teams.

RISK MITIGATION

Automate and trust that your properties are remaining compliant.

Benefits:

• Mitigate risk across your entire portfolio

• Extend the list of costly equipment

• Achieve consistency and compliance

• Save time and avoid costly violations

• Build accountability and trust through real time visibility

.

Alan Pentico, CAE Executive Director Southern California Rental Housing Association

Executive Director’s Message: New Opportunities From

SCRHA

With the festive hint of fall in the air, it’s hard to deny that the fourth quarter of 2023 is upon us. I often find myself using this time before the hectic holiday season starts to reflect on the current year while already planning ahead for the upcoming year

Guided by the Board of Directors and with feedback from our committee volunteers and members, we have identified more ways to increase the value of your membership The great news is, that we aren’t waiting until the new year to release our new educational packages, advertising specials, and sponsorships!

EDUCATION PACKAGES

In 2024, we are making it easier for you to provide your team with expert training through education packages . Our 2024 Education Packages provide a comprehensive track of classes throughout the year for one price . Whether you’re an independent owner, property manager, maintenance technician, or investor, each package is curated to include regulatory compliance, best practices, and innovations based on your role .

Making this investment today will ensure that you get the full value throughout the entire year of 2024 . If you have questions or would like to purchase bulk educational packages, please email Brayden Haycock at bhaycock@socalrha .org for more information .

ADVERTISING SPECIALS

Southern California Rental Housing Association provides several opportunities for you to increase brand visibility and reach our members . Our current advertising specials include:

• Directory Leaderboard Online Advertisement - $900 for All of 2024 & Q4 of 2023

• Weekly Newsletter Bundle of 3 - $975 Directory Special . . .Double Your Ad and Get 6 Weeks for the Price of 3

• Website Advertising - $400 Business Directory Special . . .Get 3 Months for the Price of 1!

We’re here to help you maximize your online listing in our Business Directory or share your message on our website or through our newsletters . To get started with a custom advertising package, email Lindsey Lee at llee@socalrha org

EVENT SPONSORSHIPS

Our Events Committee is already planning a series of exciting events for 2024 . By sponsoring these events, you’ll maximize your visibility and ensure that your company is recognized as a sponsor throughout the entire marketing cycle . Email Olivia Galvez at events@socalrha .org to be recognized as an industry leader Sponsorships are still available for the Mark of Excellence on December 1!

We are excited about the possibilities that lie ahead, and we believe that together, we can make 2024 a year of growth and achievement We look forward to discussing these opportunities with you further and finding the best ways to tailor them to your needs and objectives .

Thank you for being an integral part of our community, and we can’t wait to see what we can accomplish together in the coming year .

C APIT O L N E W S California

STATE LEGISLATIVE WRAP-UP

The first year of the 2023-24 legislative has ended and with that, the end of the legislative assault (for now) on property owners . While the legislation we face seems to increase every year, the SCRHA and its allies fight hard to defeat and/or amend the legislation to eliminate and/ or water down the threats to the industry Below is a rundown of the legislation from 2023 .

BILLS ON GOVERNOR’S DESK (OCTOBER 14 IS THE DEADLINE TO SIGN OR VETO BILLS)

SB 567 (Durazo) – 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) impose AB 1482’s “just cause” protections on Day 1 of the tenancy .

Under the current law, the cap on annual rent increases is set at 5% plus CPI, with a maximum limit of 10% SB 567 would have lowered this threshold, tying the allowable rent increase to either the change in CPI or 5%, whichever is lower SCRHA, and others, opposed and this provision was amended out of the bill .

The legislation would have extended the reach of AB 1482 to include all single-family homes and condominiums that are at least 15 years old Currently,

single-family homes are exempt from the rent cap . SCRHA, and others, opposed and this provision was amended out of the bill

The “just cause” eviction protections in AB 1482, which currently take effect after a tenant has resided in the unit for one year, would be enforced from the first day of tenancy SCRHA, and others, opposed and this provision was amended out of the bill .

The bill proposed a variety of other amendments to AB 1482, including regulations on owner move-ins, notification requirements for ending tenancies, and mandates for relocation assistance, while introducing penalties for noncompliance

As the bill made its way through the Legislature it was amended several times, each time watering down the objectionable provisions .

SB 567 would have limited the use of a “just-cause” tenant termination by owners who held their properties as “natural persons ” It was amended to broaden the bill’s scope allowing owners to end a tenancy and occupy their property if they hold the property as a natural person, family trust, partnership, or limited liability company

Additional amendments reduced penalties against property owners who inadvertently violate the law Court-awarded attorney’s fees and related costs would now be levied at the discretion of a judge, instead of

DECEMBER 1, 2023

5:30 PM - 9:30 PM

SYCUAN CASINO RESORT

Sponsoring Mark of Excellence elevates your brand visibility in the rental housing community and provides unparalleled access to industry leaders and decision-makers.

Expected Attendance: ~600

Event Historically Sells Out

EVENT SPONSORSHIPS

DIAMOND $9,000 MEMBERS | $10,500 NON-MEMBERS

Recognition as event sponsor in event marketing and publicity.

Early access to the SCRHA room block. Complimentary group photo. One table of 10 at the event.

RUBY $6,500 MEMBERS | $7,500 NON-MEMBERS

Logo displayed on event stage Special recognition at no-host bars

Six (6) complimentary tickets to the event

One (1) invitation to the VIP reception with the Board of Directors at the Holiday Open House

SAPPHIRE $5,500 MEMBERS | $6,500 NON-MEMBERS

Logo displayed on event stage

Link to your company website from the Mark of Excellence event page on socalrha.org

On-stage award presentation

Four (4) tickets to the event

EMERALD $3,250 MEMBERS | $4,000 NON-MEMBERS

Logo displayed on stage during the event

One-stage presentation of an award

Three (3) complimentary tickets to the event

CRYSTAL $1,500 MEMBERS | $2,000 NON-MEMBERS

Logo on event signage during the reception

Logo displayed on Mark of Excellence event page on socalrha.org

Two (2) complimentary tickets to the event

PEARL $1,000 MEMBERS | $1,500 NON-MEMBERS

Recognition as event sponsor on the Mark of Excellence event page on socalrha.org

Two (2) complimentary tickets to the event

Join us for a prestigious event to celebrate industry excellence and the commitment of rental housing professionals.

Purchase your tickets today to join the party and accept your award in person.

Prices increase on October 1, 2023.

Expected Attendance: ~600 Event Historically Sells Out

DECEMBER 1, 2023 5:30 PM - 9:30 PM

SYCUAN CASINO RESORT

EVENT TICKETS

EVENT TICKETS - OCTOBER 1, 2023 & LATER

Table of 10 - $2,500 Members | $2,750 Non-Members

Individual Tickets - $250 Members | $275 Non-Members

Thank You to Our Sponsors

858.278.8070

Continued from page 10

imposed automatically Any additional penalties will now apply only when it’s demonstrated that the owner acted intentionally or maliciously

Also, if signed by the governor, the provisions of the bill will not take effect April 1, 2024. This gives property owners time to implement the changes necessary to abide by the law

Currently, SB 567 would 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 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

• This bill would also prescribe new enforcement mechanisms, including by 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 .

The bill on the Governor’s desk is still opposed by SCRHA as it contains objectionable language However, the bill is vastly different from where it started and where it ended-up, and that is due in large part to the work of the SCRHA .

AB 12 (Haney) – Security Deposits: reduces the maximum security

deposit a rental property owner can collect from an applicant-tenant . While current law allows an owner to ask a tenant to pay up to two month’s rent for an unfurnished unit and up to three months’ rent for a furnished unit, AB 12 reduces this amount to one month’s rent, regardless of whether the unit is furnished or not

Amendments were taken to allow small landlords to collect a larger security deposit — up to two month’s rent . To qualify, individual landlords must hold property

• Potential for monthly cash flow and capital appreciation

• Potential to defer capital gains taxes

• Potential close in as little as 3-4 days

• Help build a diversified portfolio

• Invest in “out-of-state” properties

1031capitalsolutions

• No need to obtain a loan

• Low minimum investment amounts

• Institutional asset and property management

• Pass through tax benefits

• No escrow

My mission is to provide expert advice that helps investors escape the burdens of traditional rental property ownership, and 1031 exchange into potentially 100% passive income DST properties.”

Jason McMurtry, MBA Managing Partner

To learn more, visit 1031CapitalSolutions.com or call us at (800) 445-5908

DST 1031 properties are only available to accredited investors (typically defined as having a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years; or have an active Series 7, Series 82, or Series 65. Individuals holding a Series 66 do not fall under this definition) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. This is for informational purposes only, does not constitute as individual investment advice, and should not be relied upon as tax or legal advice. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax concepts, therefore you should consult your legal or tax professional regarding the specifics of your particular situation. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk.

Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services offered through Concorde Asset Management, LLC (CAM), an SEC registered investment advisor. 1031 Capital Solutions is independent of CIS, CAM and CIA.

as a “natural person,” a limited liability company, or a family trust, and they must own no more than two residential rental units that collectively include no more than four dwelling units offered for rent.

This exception is not applicable when the prospective tenant is a military service member .

If enacted, this will eliminate the ability of a property owner to secure a higher security deposit from prospective tenants that may be on the qualification bubble . It is unfortunate that this tool will be taken away if the bill is enacted The SCRHA is opposed

SB 267 (Eggman) – Credit History: As introduced, the bill prohibited a landlord, in instances involving a government rent subsidy, from using credit history as part of the rental housing application process unless the landlord offers the applicant the option to provide alternative evidence of financial responsibility and ability to pay .

The bill on the Governor’s desk is slightly better It still prohibits a landlord, in instances involving a government rent subsidy, from using credit history as part of the rental housing application process unless the landlord offers the applicant the option to provide lawful, verifiable alternative evidence of reasonable ability to pay the portion of the rent to be paid by the tenant, including, but not limited to, government benefit payments, pay records, and bank statements .

However, it requires the housing provider to give the applicant reasonable time to respond (undefined) with alternative evidence if the applicant elects to provide the lawful, verifiable alternative evidence of their reasonable ability to pay

BILLS NOT MOVING (TWO-YEAR BILLS)*

AB 919 (Kalra): would require that before selling any residential rental property on the open market, the

owner must first notify each tenant and each “qualified organization” registered with the Department of Housing & Community Development (HCD) Once notified, the owner would have to give them the first right to purchase with no guarantees that the tenant or qualified organization can afford to buy the housing.

AB 1086 (McCarty): This one is hard to believe AB 1086 would allow an investigator for a qualified fair housing enforcement organization to secretly record a conservation with a rental property owner or their agent without their consent No warrant required Let’s forget the fact that California is a “two-party consent” state This makes it illegal to record a private conversation unless all parties consent to the recording A violation of the two-party consent provisions of the California Penal Code is a criminal misdemeanor Unless you are a property owner .

SB 395 (Wahab): would require the state to create a searchable statewide database . Property owners would need to file a copy of any notice of termination or notice of rent increase within 10-days of serving the notice on the tenant . The bill also required the Secretary of State to create and maintain a searchable database that provides the public with access to the volume of termination of tenancy notices by zip code and makes publicly available the rates of rental increases by address

SB 460 (Wahab): would prohibit rental housing providers and their agents from inquiring about an applicant’s criminal history . A strict prohibition from using a criminal background check No protection from liability, nothing

SB 466 (Wahab): gives local jurisdictions the option to limit the amount that residential landlords can raise the rent each year for housing that is more than 28 years old

*Two-year bills are effectively dead for the year but may come back in the second year of session (in this case, 2024).

HOW TO MAKE SMART REAL ESTATE INVESTMENT DECISIONS WITH A 1031 EXCHANGE

If you are a real estate investor, the 1031 Exchange is potentially one of the most powerful wealth-building strategies you have at your disposal . Sometimes called a taxdeferred exchange or like-kind exchange, the 1031 Exchange is a provision outlined in the Internal Revenue Code (Section 1031), which outlines how real estate investors can defer capital gains taxes on the sale of investment properties by reinvesting the proceeds into another “like-kind” property . In order to successfully complete a 1031 Exchange, real estate investors must follow very specific rules . Here’s a quick summary of the 1031 Exchange rules investors should keep in mind when considering selling a piece of investment property:

BY DWIGHT KAY Kay Properties and Investments, LLC

Please turn to page 18

Dwight Kay is the Founder and CEO of Kay Properties and Investments, LLC . Dwight is a published author with multiple published white papers and articles on 1031 exchanges, Delaware Statutory Trust (DST) properties and real estate securities . He has been interviewed on local and nationally syndicated radio stations on the matters of 1031 exchanges and replacement properties . He also is the author of the published book “Delaware Statutory Trust (DST) Properties: An Introduction to DST Properties for 1031 Exchange Investors ” Dwight began his career in commercial real estate working for a national commercial real estate brokerage firm focusing on multifamily and commercial real estate

Welcome New Members

C E L E B R ATI N G

PROPERTY MANAGERS

an ANNIVERSARY This Month 10+ years of membership

AMK Property Management

ASAN Inc - 4615-4623 Georgia Street | Heetwave Props

Red House Property Management

INDEPENDENT OWNERS

Austria Sagana Family Trust

Avenida Palm Desert - Greystar

Ben and Heather Martin Company

Charles Management

David A. Espana

Deanne Bourne

Deborah Comiskey

Douglas Wahl Company

Edward McFadd Company

SUPPLIERS

QMC Metering Solutions

Real Floors

Vert Environmental

Golden Hill Rentals

Luke Von Eschen Company

Maher

Pamko Mgmt

Robert K Allan, Owner

Robert Stout

Simon & Roxann Ferreira

Tamara Bond Company

Ted Alexander Company

Continued from page 16

● The entire 1031 Exchange process must be completed within 180 days

● Day 1 – Sell your property; proceeds are escrowed with a Qualified Intermediary (QI)

● Day 45 – Identify a property(s); you must notify your QI of the identified property(s)

● Day 180 – Close on the new property; you must close within 180 days after the first sale

● Maintain an equal or greater amount of equity in the replacement property

● Maintain an equal or greater amount of debt in the replacement property

Using this as a backdrop, here are three unique 1031 exchange investment strategies:

STRATEGY NUMBER ONE: 1031 EXCHANGE INTO LIKE-KIND PROPERTIES THAT YOU OWN AND MANAGE YOURSELF

Traditionally, this strategy is what most people think of when considering a 1031 exchange, which is simply 1031 exchanging into more rental properties, multifamily buildings, commercial properties, etc that you will own and actively manage on your own . In this 1031 exchange strategy, you can trade up and enter potentially higher-performing investment real estate assets such as going from four to eight units or 16 to 32 or 50 units, or from a small office building into a self-storage facility or medical office building .

Potential Problems with Strategy 1031 Exchange Strategy Number One:

However, one of the problems with this strategy is that you’re still going to have to operate and manage that property on your own and be dealing with the famous “Three Ts’” of being a landlord: Tenants, Toilets, and Trash Using this 1031 exchange strategy means receiving those calls at night and on the weekends when your tenant is demanding your attention . Of course, you could hire a property manager, but then you’re going to have to manage that property manager and make sure they’re doing their job, which can be just as much work as managing the property on your own

Another problem with this strategy is the potential for over-concentrating your exposure to risk . Investors that do a 1031 exchange into more commercial or multifamily assets on their own might be overconcentrating a large amount of their net worth into a single property in a single asset type or a single

geographic location . While it’s important to note that diversification doesn’t guarantee profits or protection from losses, it is something that investors should be cognizant of when considering this 1031 exchange strategy

1031 EXCHANGE STRATEGY NUMBER TWO: 1031 EXCHANGING INTO A NNN ASSET

Now the second common strategy for 1031 exchange investors is a more passive investment option, involving 1031 exchanging into a triple net lease or NNN property So this is where you would 1031 exchange out of for example, a 15-unit apartment building and 1031 exchange into a building that’s occupied or leased by a company like McDonald’s or Starbucks or maybe Amazon or FedEx or Chipotle on a long-term basis, typically anywhere from 5, 10, 15 to 20 years . These companies, as long as they are solvent, will potentially be paying you, the landlord, rent every single month .

Potential Problems with 1031 Exchange Strategy

Number Two:

However, there are also potential problems with this type of 1031 exchange strategy as well Specifically, while many people think that NNN properties are completely hands-off assets and 100% passive investments, they’re really not . For example, many NNN landlords face potential issues with reimbursements . Let’s say one of these tenants is responsible, per the lease agreement, for paying the property taxes, insurance, and other various maintenance costs . However, in many cases, the lease is written so that you, the landlord, pay the property taxes or the insurance premiums and then submit it to the tenant for reimbursement Oftentimes, these tenants are large Fortune 500 companies, and their staff and processes are always shifting and moving For example, let’s say you pay the property taxes on your building, and submit it to the tenant for reimbursement, and a month goes by, three months goes by, six months goes by, you’re still not reimbursed for that property tax amount .

Even though the tenant is ultimately liable for that property tax payment, sometimes they are terribly slow at honoring those terms of the lease, or maybe they are such a behemoth of a company that it just takes a really long time due to corporate redtape and approval processes mixed with staff turnover which is often found at these large companies

Another example, is if the parking lot needs to be

Please turn to page 21

*Preferred return is not guaranteed and is subject to available cash flow. All offerings shown, if any, are Regulation D, Rule 506c offerings. Potential returns and appreciation are never guaranteed and loss of principal is possible. Please speak with your CPA and attorney for tax and legal advice. There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. This material is not to be construed as tax or legal advice. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through FNEX Capital LLC member FINRA,

Continued from page 18

repaired which the tenant is responsible for per the lease but you as the landlord must perform the work and submit for reimbursement . You, as landlord and owner of the property, are still going to be responsible for tracking down those tenants for reimbursements, inspecting the property, and having to fix the parking lot and other items on the lease Needless to say, this situation is far from a passive investment, and unfortunately, a lot of investors go into this type of 1031 exchange thinking its totally hands-off, when in reality it’s just not

Finally, another issue with triple net properties is the potential for overconcentration of risk . Let’s say an investor has a net worth of $4 million, and they’re selling their 10-unit apartment building and doing a 1031 exchange into a NNN with McDonald’s or Starbucks, or Burger King as the tenant . That 1031 exchange investment now represents half of their net worth, which translates to over-concentrating their investment into one property with one tenant in one location . To make matters worse, one of the horror stories with triple net properties is if at the end of the lease term, the tenant decides to vacate the building Now you as the owner have to go out and re-tenant that building if you’re lucky enough to find another tenant that wants that space Then you are going to have to pay out tenant improvement allowances, leasing commissions, and so on The whole process can be costly Add to this situation that your previous national tenant was paying $20 a square foot and now the market might be $9 a square foot, or ostensibly half of the rent they were paying cutting your potential monthly cash flow in half

1031 EXCHANGE STRATEGY NUMBER THREE: DELAWARE STATUTORY TRUST

Strategy number three is what our firm, Kay Properties and Investments, specializes in, and that’s helping investors 1031 exchange into a Delaware Statutory Trust, also known as a DST investment A DST is an entity used to take title to real estate or hold title to real estate that’s been blessed by the IRS through revenue ruling 2004- 86 as a like-kind vehicle for 1031 exchange

For example, you can sell your 20 units or your small medical office building, or warehouse, whatever it is that you’re selling, and 1031 exchange into a DST Delaware Statutory Trust real estate assets can be multifamily apartments, triple net lease properties, self-storage, medical buildings or other real estate asset classes .

One of the reasons Delaware Statutory Trust investments are so popular for 1031 exchanges is that they are truly passive investments Unlike the NNN where the landlord is still responsible for chasing down the tenant and getting them to honor the terms of their lease, with DST assets, there is a sponsor company that manages the investment for the investor . The sponsor company typically has an entire team of asset managers, attorneys, and accountants to manage the DST asset and manage the day-to-day headaches in terms of working with the tenants, working with the buildings, and all the items that investors used to have to do Now they don’t have to anymore because the DST sponsor company handles it .

Another reason why so many investors are using 1031 exchanges

Please turn to page 23

funded by the City of Temecula and the builder. Las Haciendas will provide 15 one-bedroom, 39 twobedroom and 23 three-bedroom units for working families.

The apartment community will be the first to be built in Uptown Temecula/Jefferson Avenue corridor located in the north part of Old Town Temecula. Residents who earn between 30%-60% of the area median income and who have Section 8 vouchers will be eligible to live at the property. Some of the complex’s amenities include indoor and outdoor common areas, a laundry room, community kitchen, and a learning center with computers. The community will also provide programs on financial literacy and afterschool tutoring services. It was not stated when the project will be completed.

into Delaware Statutory Trust properties is that the DST structure allows investors to become truly diversified*

guarantee you are going to have gain or any profit, and there’s no guarantee that you’re going to be protected from losses We always encourage clients to read the Private Placement Memorandum (PPM) and review the business plan and the risk factors so that you are fully aware of if the DST investment is a good fit for your particular situation . But at the end of the day, being able to become truly diversified is something that a lot of investors are really keen on, especially in today’s volatile environment in 2023

THE POTENTIAL FOR DIVERSIFICATION

How do DST investments help create diversification?

Let’s say you sold a building and netted from the sale $1 million dollars of equity, and instead of buying one triple net property for $2 .5 million which would require you to use leverage, you decided to invest in DSTs as they allow you to take that $1 million dollars of equity and invest into five different DSTs in $200,000 increments, opening the potential of more exposure to different asset classes . So, you might invest in multifamily, medical net-lease and netlease industrial with tenants like FedEx or Amazon or UPS In this way, DSTs help investors build a truly diversified portfolio based on diversification amongst DST sponsor companies, asset classes, locations, amongst tenants Again, diversification does not

Kay Properties is here to help investors with their questions on 1031 exchanges and Delaware Statutory Trust investments and is available to answer questions or calls with your CPAs, attorneys, family members, etc .

If you’d like to get a free book on DST investments for 1031 Exchange investors , as well as see our current inventory of DST offerings from more than 25 different DST sponsor companies, please register for free at http://kayamag.com/ or feel free to call 1-855-899-4597 .

Kay Properties and Investments is a national Delaware Statutory Trust (DST) investment firm. The www.kpi1031.com platform provides access to the marketplace of DSTs from over 25 different sponsor companies, custom DSTs only available to Kay clients, independent advice on DST sponsor companies, and real estate research and analysis on each DST (typically 20-40 DSTs). Kay Properties team members collectively have over 200 years of real estate experience and have participated in over 30 billion of DST 1031 investments.

Past performance does not guarantee or indicate the likelihood of future results. Diversification does not guarantee profits or protect against losses. All real estate investments provide no guarantees for cash flow, distributions or appreciation as well as could result in a full loss of invested principal. Please read the entire Private Placement Memorandum (PPM) prior to making an investment. This case study may not be representative of the outcome of past or future offerings. Please speak with your attorney and CPA before considering an investment.

There are material risks associated with investing in real estate, Delaware Statutory Trust (DST)properties and real estate securities, including illiquidity, tenant vacancies, general market conditions and competition, lack of operating history, interest rate risks, the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short-term leases associated with multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. All offerings discussed are Regulation D, Rule 506c offerings. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential distributions, potential returns, and potential appreciation are not guaranteed. For an investor to qualify for any type of investment, there are both financial requirements and suitability requirements that must match specific objectives, goals, and risk tolerances. Securities offered through FNEX Capital, member FINRA, SIPC.

CALENDAR Register at socalrha.org

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

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

October 12

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

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

October

6

Meeting of the Membership & 2024 Rent Control Battles

At the Meeting of the Membership, attendees will vote on the incoming 2024 board members. The meeting is free to all SCRHA members, and there is one vote per company.

SB 721 - Balcony Law Requires Inspections & Repairs

Inspections of balconies and other “exterior elevated elements” on multifamily buildings are now required by California law. Join us for an informative class to learn about SB 721 and the required inspections due by 2025.

ICON KEY

October 18

NextGen Leadership Professional Development Mentorship Roundtable

Don’t miss this unique opportunity to expand your professional network, broaden your horizons, and acquire invaluable insights from renowned mentors, as you navigate your path to success in property management.

October 19

Fair Housing Part I & II

Join us for a two-part series on Fair Housing to learn valuable tips from a risk management perspective.

October 26

Legislative Update

October 25

October 26 7:30A - 9:30A

The 33rd Annual Apartment Perspective

Are well-intentioned but misguided tenant activists and government regulators in the process of reducing the supply, affordability, and livability of rental housing in San Diego County? Come and find out how the one-two punch of these questionable policies combined with the recent doubling of mortgage interest rates are expected to impact the San Diego apartment market.

3:30P - 4:30P ICON KEY

An overview of the legislation that SCRHA fought for and against in 2023. SCRHA’s lobbyists will share information on the new landscape in Sacramento and how it impacted the legislative session.

Learn which bills were signed into law and the potential impact of these bills on the rental housing industry. Remember, not knowing the law is not a legal defense. Learn in our classroom, not a courtroom!

10:00A - 11:00A ICON KEY

November 13-16

Certified Apartment Portfolio Supervisor (CAPS)

Earning your CAPS takes you to the next level in property management. It fast-tracks your career advancement and your corresponding earning potential.

ICON KEY

December 1 5:30P - 9:00P

Mark of Excellence Awards Ceremony

Each year, the Southern California Rental Housing Association celebrates the Mark of Excellence Awards recognizing outstanding achievements in the Rental Housing Industry. Join us in celebrating the professionals who set the mark of excellence in rental housing.

CE LE B R ATIN G

an ANNIVERSARY This Month 10+ years of membership

WASH Multifamily Laundry Systems

Sun An Sea Property Mgmt.

Alliance Investment Corp.

Edward R. Mateer Company

Judith Folsom Company

Chris Espineli Company

CE LE B R ATIN G

Fran Myrose Company

Vernon and Judith Au

Laura Waligorski Company

CULTR 1, LP

Professional Real Estate Management

Gary Gentile Company

Josie Rhodes Company

R. A. Snyder Properties, Inc.

40th Street | R.A. Snyder Properties

4110-4114 1/2 Arizona Street| R. A. Snyder Properties

4768 Arizona| R. A. Snyder Properties, Inc.

7th Avenue| R.A. Snyder Properties, Inc.

8th Avenue| Spanish Court| R. A. Snyder Properties

Alabama Street| R. A. Snyder Properties Inc.

Apache Village | R.A.Snyder Properties

Balboa Plaza | R.A. Snyder Properties

Campus Avenue| R. A. Snyder Properties, Inc.

Canyon Breeze| R. A. Snyder Properties, Inc.

Capri Villa| R. A. Snyder Properties, Inc.

Casa Escondida| R. A. Snyder Properties, Inc.

Chateau Vue| R. A. Snyder Properties, Inc.

Cleveland House| R. A. Snyder Properties, Inc.

Colonial House| R. A. Snyder Properties, Inc.

Hamilton Street (CSP)| R.A. Snyder Properties Inc.

Hilltop Terrace| R. A.Snyder Properties, Inc.

Kansas Apartments| R. A. Snyder Properties, Inc.

Lincoln Heights| R. A. Snyder Properties, Inc.

Linda Vista Village| R.A. Snyder Properties, Inc.

London Terrace| R. A. Snyder Properties, Inc.

Monterey Apartments| R. A. Snyder Properties, Inc.

Oak Creek| R. A. Snyder Properties, Inc.

Oliver I |R. A. Snyder Properties, Inc.

Oliver II |R. A. Snyder Properties, Inc.

Park Blvd & Polk Ave| R. A. Snyder Properties, Inc.

Pennsylvania Avenue| R. A. Snyder Properties, Inc.

Shadow Glen| R. A. Snyder Properties, Inc

Summit Park| R. A. Snyder Properties, Inc.

Taft Avenue | R.A. Snyder Properties

The Village at Rancho San Diego | R. A. Snyder Properties, Inc.

Union & Juniper | R. A. Snyder

Utah Street Apartments | R.A. Snyder Properties

CE LE B R ATIN G an ANNIVERSARY This Month

Vista Del Mar | R.A. Snyder Properties

10+ years of membership

West Street | R.A. Snyder Properties

Windsong Apartments | R.A. Snyder Properties

Aspen Park

an ANNIVERSARY This Month 10+ years of membership

Don Riggs Company

600 Front Investments, L. P.

Judy Simeroth Company

ABB Management

Wintercrest Village

Evelyn Shea Company

Susan Tucker Company

SEA Property Management Co. AMO

Kennedy Electric

Richard Schneider Company

Megan Court Apartments

Onyx Property Management

J & C Carpet Company

Rodgers Professional Service

Lee Carver Company

Debra E. Adams

Bruce Sato Company

Hammett Properties

Robert Curtis Company

Albert C. Myrick, Jr.

Betty Star Company

Keith Mulfinger Company

Francisco Real Company

Barbara Immonen Company

Sofi Poway | Cushman & Wakefield

Leonard & Shelly Pool

Kenneth W. Ralph Company

Lagarda Enterprises, LLC

Barry S. Spooner Company

McMillin Contracting Services

Todd A. Brisco & Associates, APC

Solana Ridge Apartments | Greystar

Delta Southern Properties Corp.

Vivian Rich Company

Green Acre Properties, LLC

Kathryn Nielsen Company

AMS Paving, Inc.

Vincent Gonzalez Company

Apartment Perspective

A New Wave of Challenges

October 26, 2023

7:30 AM - 9:30 AM

Holiday Inn San Diego Bayside

Are well-intentioned but misguided tenant activists and government regulators in the process of reducing the supply, affordability, and livability of rental housing in San Diego County? Come and find out how the one-two punch of these questionable policies combined with the recent doubling of mortgage interest rates are expected to impact the San Diego apartment market.

PANELISTS

Rick Snyder, R.A. Snyder Properties, Chair-Elect, National Apartment Association

In addition to being the incoming Chairman of the Board of the National Apartment Association, Rick is a lifelong San Diego apartment investor and President of RA Snyder Properties, Inc. Rick will bring us up to speed on startling developments in Washington DC that could have a major impact on apartment investors throughout the country.

Chris Honeycutt, President, Constellation Realty Management

Chris is a long-time San Diego apartment investor and renovator with a mission of improving our local rental housing stock. He will be sharing his wide range of experiences as he’s grappled with challenging regulatory hurdles while successfully navigating the wild real estate market cycles.

David Tarquin Jr. CFA. Founder, ORKA Holdings

David is an experienced San Diego apartment investor and crack real estate analyst whose track record includes over $1.5 billion of progressive investment underwriting, asset & project management, portfolio management, and capital markets experience. You won’t want to miss David’s critical assessment of the impacts of rising interest rates on the San Diego apartment market.

Robert Vallera CCIM. Partner, Voit Real Estate Services

Our event moderator, Robert will open the meeting addressing the impacts of rising interest rates on apartment market velocity.

Event Sponsors

REGISTER AT SOCRHA.ORG

Individual TIckets: $90 SCRHA Members | $100 Non-Members

Table of 10: $900 SCRHA Members | $1,000 Non-Members

Sponsorships available. Email events@socalrha.org for details!

Associationwide Sponsors

SAN DIEGO APARTMENTS FACE EARTHQUAKE RISK

by Ali Sahabi, Optimum Seismic

San Diego’s earthquake risk is significantly higher than previously thought, according to recent maps prepared by the California Geological Survey .

Recent information reveals the region’s fault zones are significantly larger and far-reaching than previously assumed – stretching along the Rose Canyon fault, an extension of the Los Angeles Newport-Inglewood fault, which runs from La Jolla downalong the coast through the airport, beneath downtown San Diego and into Seaport Village . The fault straddles the 5 freeway and branching out into other areas .

San Diego faces both the predictable – and unpredictable – potential natural disasters related to the Rose Canyon fault In a recent report, earthquake geologists and engineers say this fault is the biggest earthquake threat to San Diego, capable of earthquakes of magnitude 6 9

The recent EERI San Diego Earthquake Scenario study estimated that the region would experience $5 2 billion lost income, and 36,000 households would be displaced The earthquake would ruin San Diego’s aging apartments and houses, adding to the crisis in affordable housing. Water, sewer lines and gas line services could be out for months . The I-5 transportation

corridor as well as airport and rail services would be seriously affected by the rupture.

One of these new discoveries is a “blind-thrust” fault – the same type that triggered the 6 .7-magnitude Northridge quake in 1994

Blind-thrust earthquakes lie undetected beneath the surface of the earth, and while they are not necessarily the most energetic of faults – they are among the most destructive Some local examples include the 1994 Northridge and 1987 Whittier Narrows earthquakes .

Seismic waves of blind-thrust faults are highly directed, and soil conditions can frequently lead to liquefaction, which increases ground motion significantly – thereby multiplying the potential for destruction .

And because of their invisibility – undetected until they strike, in most instances – they frequently lurk under densely populated areas making the risk to life, limb, and property significantly higher.

ARE THE ODDS IN YOUR FAVOR?

There is a 99 1 chance that a killer quake – larger than anything we have known – will happen in our lifetimes, somewhere in California . Could it strike here?

Seismologists believe that the Rose Canyon Fault has

the capacity for a 7 0-magnitude quake And when it does strike, the damage caused is projected to be colossal: between $124 million and $13 billion .

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

That threat, coupled with the region’s older housing inventory, puts San Diego at high risk – particularly for the following building types, which are proven to be more vulnerable to serious damage in major earthquakes:

• Soft-story apartments built before 1978: These structures, with parking on the ground floor and units built above, are prone to collapse during major earthquakes .

• Unreinforced Masonry built before 1975: The facades of these buildings can collapse in a quake

• Concrete Tilt-up built before 1994: Weak connections can fail and cause walls to pull apart from the roof resulting in collapse

• Non-ductile Concrete built before 1978: Limited lateral resisting capacity makes these structures brittle and subject to failure .

• Steel Moment Frame built before 1996: These buildings can sustain brittle fracturing of the steel frames at welded joints between beams and columns .

San Diego apartment owners are urged to make sure their apartment buildings are ready for the major quakes experts say are coming . The Optimum Seismic team has the technical knowledge and professional experience necessary to do your earthquake retrofit right. Visit optimumseismic .com or call 833 978-7664 to arrange a complimentary assessment of your building

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 Suppl iers is where you'l l 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!

INSPECTION

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

DESIGN

Save time and hassle with our expert structural design services. Our team will create detailed design drawings and submit them to the city to obtain RTI plans for your property.

12 Genius Email Tips To Help You Master Property Management

by Max Glassburg, Yardi breeze

In the competitive landscape of property management, effective communication is your edge . It’s not just about sending emails . It’s about standing out and building trust With tools like Yardi Breeze, you can differentiate yourself from competitors, engage prospects and foster lasting relationships with current renters . These email tips unveil key strategies to optimize your outreach, ensuring you’re not just heard, but remembered . Use these practical email tips to help you master the art of property management .

1. SEND BULK EMAILS TO SAVE CRAZY AMOUNTS OF TIME

If you’re sending emails to residents one at a time, you’re likely wasting time and making follow-up more

tedious than it needs to be . Property managers need the ability to send bulk emails with software that lets them:

• Add attachments

• Preview the email before sending it

• Create and save custom email templates

• Send one email to multiple tenants (with different attachments)

Let’s go over that last email feature . Let’s say you want to email multiple unit occupants in one message and you want to include different attachments (e .g ., separate invoices) per tenant or resident Breeze and Breeze Premier make it easy to write one message

Please turn to page 32

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 .

and send the appropriate documents to each occupant .

For email communication with no attachments (or just one attachment for all tenants), select Reporting, Correspondence, then Email Messaging From there, you can quickly select tenants, choose an email template, etc

2. USE AN INTEGRATED CALENDAR TO SCHEDULE TASK NOTIFICATIONS VIA EMAIL

The right property management software makes it easy to connect with users who share your account, allowing you and your staff to:

• Add a task to the calendar, assign it to a user and have the software notify the user via email

• Add a task from another screen and still notify the user via email

• Change the calendar display: see one month at a time or one week at a time

• Tell the calendar to show all activities or only the ones that have been assigned to you (other users can do the same)

3. UNLEASH YOUR MOST POWERFUL SUBJECT LINES

Every day, people log in to their email accounts and look at their inbox in horror and dismay . So many junk emails! So much spam! With limited time and resources, valuable messages can get lost in the shuffle .

One way to make sure your emails stand out from the crowd is to use attention-grabbing subject lines Short, sweet and to the point, a perfect subject line should be 60 characters or less, including spaces . If in doubt, short and to the point is better than an email subject line that doesn’t clarify its intention until the end .

Don’t forget to include compelling action phrases like “sneak peek” or even “thank you .” If possible, personalize your subject lines and keep the exclamation points to a minimum . There’s no need to shout unless you’re truly making an exclamation or saying something undoubtedly exciting .

4. MAKE THOSE VISUALS POP

One of the most important aspects of any email campaign involves the visual appeal of every email you send . Attractive layouts can get people interested in what you have to say and be a powerful reflection of your brand .

There are plenty of free online tools available to help you create compelling emails . Campaign Monitor and Mailchimp are two examples of the many services available . These sites normally have both free and subscription options, and they offer templates and tracking tools that help simplify the email marketing process However, they’re not necessarily tailored to the needs of property managers

If you’re a Yardi Breeze user, you already have access to email templates you can customize and send to prospects and tenants You don’t even need to download additional software or use a third party

5. IMITATE THE BEST & LEAVE THE REST BEHIND

There’s nothing wrong with copying others’ marketing approaches Do what works That often means seeing what others have done, understanding why it worked and replicating their successful campaigns Keep an eye on competitors and study how others in the industry reach out to their audience However, you don’t have to limit yourself to one industry or market . Pay attention to any emails that attract your attention and copy those tactics

In a sea of boring business emails, you may want to experiment with some lighthearted content . For example, a refreshing change of pace might include a countdown or list Perhaps a “Top 10” list or “3 Dos and Don’ts” is in order . Stand out by keeping your copy light and easy to read

6. SPELLCHECK EVERYTHING

None of us are perfect, but when it comes to contacting your clients via email, you want to put your best foot forward . That includes content that’s checked for typos, grammatical errors and spelling

A service like Grammarly is a good option if you feel your copy-editing skills could use help Even Microsoft Word can help you catch some common mistakes . You can increase its editing power by enabling additional grammar and spelling options

Of course, by now you’ve likely heard about the advances in machine learning and large language models (LLMs), most famously ChatGPT The free version is very good, and the paid Plus version ($20/ month as of August 2023) is even better .

Fun fact: ChatGPT wrote the introduction to this article (and we barely had to make any edits) That’s how powerful of a tool it can be .

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

They Want to See Diversity and Inclusion

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

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

They Want an Offer, and They Want it NOW

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

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

*Statistics pulled from Yello

Generation Name Birth Years

Baby Boomers

Gen X

Millennials

Gen Z

1946-1964

1965-1980

1981-1996

1997-2012

*Based on tests conducted by manufacturers.

7. STOP STRESSING ABOUT SPAM

You may have heard that certain trigger words in email subject lines get flagged as spam . In the past, words like “free” and “act now” could automatically send your email straight to a spam folder . This is no longer the case Spam filters are much more sophisticated than they used to be . Your message is not going to make it into a spam folder simply because of your subject line Emojis, exclamation points and the word “free” are all safe to use .

Still, in many marketing circles today, those who remember the “old days” of the internet hang on to these outdated beliefs out of an abundance of caution . Ironically, this could be hurting your email campaigns . The words and icons that used to be spam triggers are now used by professional marketers to make email content more engaging and likely to be read

Not sure what words and emojis work for your audience? These email tips are just the tip of the iceberg . Go ahead and test different combinations to see what works

8. AUTOMATE CAMPAIGNS FOR LESS STRESS

Once you have one or two email templates created, a drip email campaign is a great way to initiate contact and stay in touch with prospective residents . Campaigns can be scheduled to go out daily, weekly, monthly or on any timetable you select, and you can customize everything from the salutation to the closing and all the content in between HubSpot, Campaign Monitor, Mailchimp, and of course, Yardi Breeze all provide email automation options

9. KEEP THEM TALKING SO THEY CAN’T LOOK AWAY

A good email campaign can mean more work for you … but that’s a good thing If you’ve done everything just right, many of your contacts will open your email and take action

When you’re trying to lease a unit, it’s important to keep the conversation going . A little preparation ahead of time can garner big results in the long run .

• Create templates that address some of the most common questions you receive

• Include a few blank fields for easy insertion of details

• Send a personalized version of a common response

• Sift through your sent folder to get an idea of

which replies work best for you

• Use cloud-based property management software to create standard templates that eliminate extra effort on your end

10. SO LONG, FAREWELL, SAYONARA! (INCLUDE A MEMORABLE SIGNOFF)

An email signature is not just a way to finish your message . Used right it can be yet another way to promote your business An effective email signature should include your:

• Name and position

• Contact information

• Website address

• Preferred social media account(s)

Continued from page 32 Please

Many email services allow you to add graphics to your email signature, so consider adding a logo or headshot Consider adding a resident testimonial as well . A great signature helps you stand out from competitors and cement a positive first impression

11. TAKE EMAIL MARKETING TO THE NEXT LEVEL

Once you’ve improved your general email marketing strategies, you might be ready to branch out into some email activities that require a little more planning . While this might require extra effort, doing so can also trigger a bigger payoff

One option: create a community newsletter When deciding what content to include, remember that your newsletter shouldn’t simply focus on the specifics of your business It should add value to your contacts An effective newsletter should provide your customers with insight and information about local and national real estate market news and trends .

An email newsletter doesn’t have to be complicated

You can link to your top blog posts as well as any news items you think would be of interest to your tenants and prospects . If you’ve recently hosted an event or received a great testimonial, a newsletter is a perfect place to show it off .

12. KNOW WHEN EMAIL ISN’T THE BEST CHOICE

Wondering when you should email your tenants and when you should text or call instead? Renter communications can be tricky, but we’ve got some tips that will help you choose the right delivery method .

Continued from page 35

ALWAYS USE EMAIL TO SHARE IMPORTANT NEWS

Still printing and posting flyers like it’s 1999? This is not only a waste of your time, not to mention paper, but also an unreliable way to get your message across . How do you know your flyer didn’t get swept up, torn down or thrown away before it was seen?

When you want to alert your tenants to property improvements, water shutdowns and community events, it just makes sense to send an email . It’s quick, efficient and saves you and your tenants from miscommunications . (There are exceptions, such as during an emergency when text or a phone call are more appropriate .) Plus, it’s always a good idea to have all your business correspondence documented and saved for future reference

According to one NMHC Renter Preferences Study, 89% of renters said email is their preferred way to receive information from management . When your residents see an email from you, it’s very likely they will open it .

For the most effective communication, follow these best practices:

• Make sure you get residents’ email addresses during lease signing and set clear expectations for property communications

• Use spell check and avoid jokes that could be misunderstood in writing

• Always invite the reader to reply or contact you by phone or text if they have any questions

• Save yourself time using email templates for messages you need to send frequently

• Don’t email too often (e.g., every day is too often)

SOMETIMES USE EMAIL TO ASK FOR OR OFFER HELP

It can be a good idea to occasionally reach out to your tenants with requests or helpful tips For example, you may want to encourage your tenants to review your properties online Or you might be informing them of a bulky trash or electronic waste pickup day . In these cases, it’s fine to email Just make sure you don’t do it so often that your more important messages are ignored .

If this is something you’re worried about, consider texting your renters instead These six do’s and don’ts of texting for property managers will help you get results .

NEVER USE EMAIL WHEN YOU HAVE BAD NEWS (UNLESS IT’S A RENT INCREASE DISCUSSION)

If you have bad news to deliver or a sensitive topic to discuss, it’s time to pick up the phone Never email bad news, because it could come across as curt or uncaring without the sound of a human voice Was there a complaint from another tenant? An issue with a pet? Be courteous and give them a call instead

You can always follow up with an email to recap and document the conversation This way, you’re keeping a better record of violations, conflicts, etc .

In some cases, you do have to deliver unwelcome news in writing . For instance, rent increase letters need to be delivered in writing That means via paper, email or both . Likewise, it’s important to consider that other notices have legal implications For example, when it comes to pay or quit messages, be sure to deliver those in a way that meets the requirements in your area .

So, which of these email tips will you try first? There’s no rush Start where it makes sense for you and have some fun with it! Your community will appreciate the extra effort .

Are you concerned about your onsite manager's compliance?

Do you worry about a potential lawsuit?

Are you properly tracking onsite work?

Through years of experience and millions of dollars in lawsuits, MyOnsiteManager.com provides Landlords and Property Management company's a solution to help track, monitor, and streamline the management of your onsite managers.

LEGAL CORNER

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

Question: I just purchased a small building and I’m trying to determine the names of the tenants living in the units . I did receive rental agreements during escrow, but the tenant information doesn’t seem to line up with the tenants living in the apartments I can’t even seem to find the telephone numbers for several of the residents . I’ve purchased properties before, and I know the importance of reviewing the files and doing thorough due diligence before closing escrow . Usually, I am much more thorough before closing but, in spite of the sloppy record keeping, this was a good deal and the seller needed a fast close Now that I’m the owner, is there anything I can do to clean up the records?

Answer: The first thing to do is figure out what you’ve got and what you know . Start by creating a tenancy file for each unit Each file should note both the personal information you have, as well as the information you still need . For example, you will want your records to reflect the names and ages of the occupants, the terms of the rental agreement, whether it’s a written or oral agreement, a lease or month to month, the rental rate, any deposit on file, and the date through which they are paid You will also want your records to contain any contact information you have, such as their home and cell numbers, as well as their place of employment . Once you know what you have and what you still need, you can create a “Tenant Emergency Information Sheet” that includes spaces for the following information: the names of all occupants, home and cell phone numbers for each occupant, work phone numbers, email addresses and detailed vehicle information Once the Tenant Emergency Information Sheet is completed, you can go about collecting the

information while simultaneously introducing yourself to your new tenants .

While this may startle a few of you, I encourage you to visit the building around dinner-time in the middle of the week, when most residents will be home Go door to door to introduce yourself personally and to meet briefly with the occupants of each apartment . Let them know you are compiling information for the Tenant Emergency Sheet and spend a few minutes getting to know them, confirming the information in your files, and gathering any missing information . You can ask the residents to complete the Tenant Emergency Information Sheet while you are standing there, in case of emergency . You may be surprised to discover that most of the residents will co-operate by providing the requested information without a hassle . Residents are generally eager to please, and since the relationship is still new, there should be no animosity or distrust .

This is also a good opportunity to determine the condition of each unit and whether any repairs are necessary Simply ask the residents if there are any issues that need addressing . It’s better to discover any issues right now and have an opportunity to address them, than to allow those conditions to worsen, thereby damaging the relationship from the outset . Moreover, your desire to take care of any maintenance issues right away will show the tenants that you take maintenance seriously and that you won’t simply ignore their requests moving forward . This is also a great time to prepare new month-to-month rental agreement for their signatures Remember, you don’t know the players yet, so you don’t want to create a fixed term lease

griswold

Continued from page 38

Of course, you may have a few “resistant” residents, but those situations can generally be navigated painlessly Those residents who are less than co-operative will stand out as your “problem residents” and can be handled individually In fact, the names and contact information of the uncooperative residents can usually be gathered from the neighboring residents, or from public records If the property is non-rent- controlled, and the residents are on month-to-month tenancies, the rental rate and term can be set with either a thirty or a ninety-day notice of change of terms, depending on the extent of the increase

Remember, this is both your opportunity to clean up the situation and to establish the tone of the relationship moving forward By putting a proactive plan together to gather the missing information and introducing yourself in person, it’s more likely than not that you will establish yourself as a thorough, but approachable landlord who takes your role as a housing provider seriously .

Question: Some of my leases are coming up for renewal in the next few months . One of these leases is for a resident who has been a thorn in my side since the day he moved in . If I don’t want to renew him, do I need to provide a reason? Also, do I need to serve any particular type of notice?

Answer: Provided your property is not controlled by a “rent-control” or “Just Cause” ordinance, (e . g . , the Tenant Protection Act of 2019, a/k/a, Assembly Bill 1482) then you do not have to provide a ‘reason’ for nonrenewal . Provided your decision not to renew isn’t based on discrimination or a retaliatory motive because the resident exercised a protected right, then you are free to choose not to renew the lease . Keep in mind that fixed term leases often expire on a certain date, and in that situation, the resident is required to vacate on or before the lease expiration date Neither the tenant nor the landlord is required to serve any prior notice However, some leases have language stating the lease

“automatically” converts to a month-to-month tenancy and, in that situation, you would be required to serve a termination notice In fact, most industry lease agreements include such an automatic conversion provision that states that the tenancy automatically converts to a month-to-month tenancy, so be sure to review your lease prior to determining whether a termination notice is required

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.

PART 2: TECH SUPPORTS TODAY’S PROPERTY OWNERS FOR BETTER INVESTMENT HEALTH

Contributed by the Livable Content Team

Note: This is part two of our series on technology innovations that help property owners and managers get the most from their investments.

In part one of our ongoing series, we explored the benefits of Azibo’s online management system and Livable’s platform to recover master-billed utilities In this edition, we’re going to explore two more amazing online management platforms: Renter Insight and Innago Renter Insight is perfect for the Housing Provider who wants enterprise-level tools at an IRO-friendly price point, while Innago has a specialized feature that uniquely serves student housing providers . Read on to explore the unique features of these applications and how each can help grow your business .

RENTER INSIGHT ENABLES ENTERPRISE-LEVEL SERVICE FOR SMALLER PROPERTY OWNERS

With more than 20 years of experience in the rental

industry, Renter Insight President and CEO Tom Schickel knows what it takes to holistically grow a rental business . Schickel is dedicated to creating a property management platform that serves smaller investors at the same level that programs like Buildium offer to corporate rental companies

“Our sweet spot is people who own 5 to 50 units,” he explains “We have designed and built out a much more comprehensive solution than our competitors at a very reasonable price We know there are several companies offering free management platforms, but they are not as comprehensive . They may do screening or payments, but don’t provide a single source of truth with every piece of data you need to manage your properties ”

Understanding that many owners in that target market will hire a professional property manager to help them out, Renter Insight provides levels of access to both

managers and owners “Property managers can grant owners access to information through an Owner Portal, but the PM would still have access to all her owner information even if she is employed by 10 or 15 owners,” Schickel explains . “Everyone gets access to all the information they need to be successful ”

Renter Insight also offers a unique communication platform for Housing Providers to communicate with their Residents . “It’s easy to communicate with your tenants if you have a couple of units,” Schickel says “But once you have more than 5, it takes more time . Our Communication Center makes it faster and easier, saving landlords and property managers time - and time means money .”

With the Renter Insight Communication Center, landlords can easily access their most used communication channels in one location . They can communicate with Residents using text, chat and email from a single place, eliminating the need for multiple apps, never losing track of the conversation history again From community events to emergency notifications, having a single place to reach everyone is a huge benefit to any property owner

Renter Insight also offers a comprehensive dashboard that lets owners know whose lease is coming up for renewal, who’s late on a payment and who has unfulfilled maintenance requests in one snapshot The platform also offers a robust custom accounting system with expense and billing management in one place Property owners and managers can determine exactly what costs they want to pass on to tenants as well “We have, for example, landlords who are fine to absorb the cost of tenants paying rent through ACH transfer but want to pass the costs of credit card processing to their tenants,” Schickel says “Our system allows that level of customization to meet each owner’s needs ”

Housing Providers can get all the features of Renter Insight for only $99 a year ($8 25 a month) or $14 95 a month with no commitment .

INNAGO OFFERS FREE MANAGEMENT TOOLS, SPECIALIZES IN STUDENT HOUSING

Founded in 2017, Innago is a completely free, cloudbased platform for property owners and managers Innago has no hidden fees and is absolutely free to Housing Providers, according to CEO and Co-founder

Dave Spooner “We do sell products like tenant screening, online payments and renter’s insurance and we make money from those, but they are paid by the potential tenant or tenant, never the landlord,” Spooner explains . “If we’re going to introduce a charge, there has to be a clear value to the person being charged .”

Innago helps Housing Providers market their listings, publishing them to more than 15 sites including Zillow and Realtor com The majority of their current 10,000 landlords and 100,000 tenants are distributed in the largest housing markets in the United States: California, Texas and New York .

Unlike most property management platforms focused on rentals, Innago has functionality that accommodates the specialized needs of student housing . “When you’re renting to students, there’s almost always a parent guarantor involved and some properties, especially around schools in expensive, high-demand areas, may offer individual bedroom leases too We are set up to meet the unique needs of both the tenants and landlords in these student housing scenarios,” Spooner says Livable’s utility recovery platform is also ideal for Housing Providers who offer student housing “We understand that multi-resident setups can be complicated,” says Daniel Sharabi, CEO of Livable “We can bill each resident of a property for their fair share of utilities, no matter how many people live there, making the property a better investment for the owner and encouraging conservation at the same time ”

Spooner says the company is dedicated to being green - with online signing and storage, there’s no need for landlords or tenants to print any of their documentation, including leases and maintenance requests . They also provide a resource center with educational information for landlords on evictions, collections and more .

“We really focus on the tenant-landlord relationship and keeping that as simple and efficient as possible,” Spooner says “We always make sure that any new features help keep that relationship simple .”

To learn more about how Ratio Utility billing saves you money on master-billed utilities while promoting conservation, book a discovery call with one of our experts.

Livable is dedicated to conserving water and other natural resources while helping independent rental owners get more from their investments . To learn more about Livable’s innovative cost recovery solutions and educational initiatives for residents, visit livable.com/apn.

Pest Control in Apartments: We’re Putting the Roaches on Notice!

By Kari Negri, Chief Executive Officer, SKY Property Management

Dear Kari, got any advice for dealing with rodents and insects that seemingly never go away?

Pest control in multifamily rental housing is a serious business . It’s all about keeping those “pesky critters” away and maintaining a clean and comfortable living conditions for all your tenants Let’s delve into the world of pest control in multifamily housing and learn how to protect your property and EVICT unwanted rodents, termites, insects and other uninvited guests!

Pests will sneak into apartment buildings for several reasons, and it’s not just bad luck! First up is poor sanitation and hygiene practices . When tenants leave spills, crumbs, or food debris lying around, it’s like rolling out a red carpet for pests like cockroaches, ants, and rodents . Plus, if trash is left uncovered or not taken out regularly, it’s also an open invitation for unwanted visitors like rats and mice . Another sneaky entry point for pests is cracks and crevices on the building . Those cracks, gaps, and holes in apartment buildings are like secret passages for tiny troublemakers Ants and spiders can squeeze

through the tiniest openings, while crafty rodents will find any gap or crevice to wiggle their way in . Damaged window screens, doors that don’t seal properly, and gaps around plumbing lines or vents are also prime opportunities for pests to infiltrate .

As property managers, it’s our job to be proactive in tackling pest issues This will save you a ton of headaches, not to mention the money and time it takes to deal with full-blown property infestations Plus, keeping pests in check will also help maintain your property’s good reputation, attract good tenants, and help avoid any health hazards, city write-ups or finally a defense against an Eviction if you needed to do one So, here are some preventive measures to keep those annoying and sneaky pests away:

REGULAR INSPECTIONS AND MONITORING

Stay ahead of pests by regularly inspecting rental units, common areas, and exterior spaces . Yoiour rental units should be inspected at least twice per year, and common and outside areas walked daily . It’s essential to catch any signs of infestations early on, so don’t forget to prioritize a full unit inspection

before any new tenants move in When a tenant moves out, it’s a smart move to bring in the professionals for a thorough spray-down Even if the outgoing tenant tells you that there has been no pest activity, a preventative spraying won’t hurt A good pest control vendor will also offer “certified bug free” document which is great for documenting your care of the property And here’s a pro tip: before a tenant moves in, always provide them with the certification ensuring the unit is pest-free and ready to be their new home . This could also come in handy if they try to say later in tenancy that there is an issue

IMPLEMENTING EFFECTIVE SANITATION PRACTICES

Establish and communicate cleanliness standards for tenants to follow This includes guidelines for proper food storage, waste disposal, and regular cleaning routines Collaborating with cleaning staff or services to ensure thorough and frequent cleaning of shared areas and garbage rooms is also important . Maintaining a clean environment reduces food sources and drops attractive conditions for pests Cleaning countertops and trash areas with green products containing vinegar, and herbs such as lavender is also a helpful deterrent

SEALING ENTRY POINTS AND STRUCTURAL MAINTENANCE

Sealing entry points and addressing structural issues in apartments is essential to prevent pests from gaining access . Always be on the lookout for cracks, gaps, and holes in walls, doors, windows, and utility lines – those small spots where pests can sneak in . Regular maintenance and repairs are key to keeping the building clean and pest free . Installing door sweeps, weatherstripping, and window screens can further enhance the effectiveness of sealing entry points .

ALWAYS LEAVE “IT” TO THE PROFESSIONALS

Leave it to the pros when it comes to pest control

As soon as tenants notice any signs of pests, don’t

delay – schedule a professional inspection right away . They’re equipped to identify and address specific pest issues in tenants’ units Another pro tip: when one unit has a pest problem, it’s a good idea to have the two neighboring units on either side inspected as well . This ensures that the entire block of units remains pest-free and you don’t have unwanted neighbors (bugs or rodents) moving from apartment to apartment .

Establishing partnerships with trusted and licensed pest control companies is a smart move Working together, you can develop a comprehensive pest management strategy for your building . This means regular inspections, treatments, and the use of effective pest control methods . By having professionals on board, you can ensure that your property is consistently protected against pests and that all residents can enjoy a pest-free living environment A good pest control company will also offer “green” pest control treatment alternatives, for sensitive residents that insist they don’t want “chemicals” used in their unit . Note that exterminating unwanted pests requires a license to use those chemicals and that any chemicals must be disclosed to residents before a spray occurs .

REGULAR COMMUNICATION AND FOLLOW-UP

Stay connected with your tenants when it comes to pest control . Keep them updated on the ongoing efforts, such as inspections, treatments, and preventive measures . Be responsive and transparent in addressing their concerns and inquiries Following up with inspections after pest control treatments will help ensure that the preventive measures are effective and give your tenants peace of mind There are times when repeat treatments or heavy treatment will be needed and communication and tenant cooperation will be essential .

Remember, effective pest control in apartments requires a multi-faceted approach . So, roll up your sleeves, put those roaches on notice, and create a pest-free environment that tenants will love to call home!

ABOUT KARI NEGRI -- Name any aspect of the complex world of property management and Kari Negri has been at the forefront, forging new ground, fighting for the rights of property owners and tenants alike, adding value, and making a significant difference. With a strong background in management, Kari founded SKY Properties, Inc . in 1997 to offer hands-on, boutique-level property management at a competitive price for multitenant property owners

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

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

655 WB Operating LLC

AMK Property Management

Abode Communities

All Points Real Estate

Alliance Investment Corp

AltaCima Apartment Homes

American Assets Trust. LP... . ....... .

Antelope Ridge (Sentinel Real Estate)

Arbor Terrace

(619)702-0655

(619)546-0015

(213)225-2868

(619)298-7724

(858)597-4900

(858)565-8333

(858)350-2564

(951)672-8181

(619)293-3612

Arbors at California Oaks Apartment Homes

Asset Property Management

Avenue 5

Award Property Mgmt . ... . ........ . .

Beard Property Management

Bob Cota Realty

Book and Ladder

Brennan And Associates Inc

(951)461-3264

(858)560-9363

(206)582-3333

(619)471-1755

(619)892-8722

(619)465-9934

(949)209-8347x0029

(619)475-2470

Brentwood Management Co. . . . . . . . . .

Bridge Property Management

Brycorp, Inc

(619)220-8595

(801)716-5795

(619)920-7174

Buchanan Property Management Corp (619)269-0276

C CASAVIDA

Cambridge Management Group, AMO

(858)454-8857

(619)497-0771

Campus Village 1, 2 & 3 | 6 Star Properties

Cardinal Group Management

(619)583-3339

Chase Pacific Property Management and Real Estate Services

(858)271-8841

Cirrus Asset Management, Inc.... . ... .

City View Apartments|Greystar ... . ... .

Community Research Foundation, Inc

(818)222-4840

(619)234-0134

(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

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

Jensen Properties (858)449-7294

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

K

KFR STAR Realty (619)293-7653

Kleege Enterprises (858)481-3081

Leonero Properties (619)273-4350

Liberty Military Housing (858)874-8100

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

Logan Property Management (619)260-5562

Lyon Living (949)838-1274

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

Noah Realty (858)504-0416

Oakleaf Apartments | Management Works ........ . . . (760)433-9510

Ocean Breeze Apartments|Greystar (619)428-3369

Olympus Property (858)268-8858

Pacific Commercial Management, Inc (858)450-6886

Parkdale Apartments | Norco Mgmt. Corp. . . . . . . . . . .

(760)737-9017

Pasas Properties, Inc (619)607-7560

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

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

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

UDR, Inc (720)283-6120

Urban Coast Properties, Inc (619)797-6733

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

VandenBerghe Properties (925)819-1009

Whispering Oaks Apartments | Greystar (760)471-1262

Willin Properties (619)298-0500

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

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

They Want to See Diversity and Inclusion

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

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

They Want an Offer, and Want it NOW

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

MOLD INSPECTIONS & REMEDIATION

BELFOR Property Restoration

MUSIC LICENSING

BMI

(858)847-9886

(410)527-1076

PACKAGE/PARCEL MANAGEMENT SERVICES

Parcel Pending

(949)490-6987

PAINT MANUFACTURERS & SUPPLIES

Behr Paint

Dunn-Edwards Corporation ......

Sherwin-Williams Co.

PAINTING

Primus Paint Workx

Pro-Tech Painting Company

(760)415-6015

(619)884-3866

(714)404-8212

(619)738-8022

(858)527-0200

PARKING MANAGEMENT SOFTWARE

Reliant Parking Solutions

PAVING MAINTENANCE

Eagle Paving

PEST CONTROL

Kilter Termite and Pest Control

Lloyd Pest Control

Payne Pest Management

PROPERTY MANAGEMENT

Wakeland Housing & Development

(888)977-6848

(858)486-6400

(714)348-0488

(800)570-2847

(877)277-3970

(619)235-2296

PROPERTY MANAGEMENT PERSONNEL

BG Multifamily

InterSolutions .................

The Phoenix Staffing Company

(619)785-3164

(619)804-2554

(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

RENT GUARANTOR

TheGuarantors

REPIPING

(619)401-7000

(212)266-0020

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

SECURE RENTAL FORMS

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

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

BlueInk

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

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

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

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

socalrha.org

Scan the code to connect with SCRHA Supplier Members!

PREFERRED PARTNERS

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

FAMOUS FOR

Professional Delivery, Installation, & Haul Away

Property Management & Commercial Accounts Welcome

100’S

MODELS

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

Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service

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

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

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

4070 Kearny Mesa Road, San Diego, CA 92111

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

E-Mail:Joan@aztecappliance.com

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

Sat. 10am-4pm

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

VALUE OUTREACH ADVOCACY

VALUE

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

The ultimate resource for all things related to rental housing.

ADVOCACY

Rental housing friendly public policy & elected and appointed officials

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

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

Robust funding for rental housing policy creation

Character & integrity that negates need for regulation

OUTREACH

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

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

STRATEGIES

Presence in the community

Resource hub

Product and program diversification

STRATEGIES

Strategic alliances

Fundraising

Set strategic priorities

STRATEGIES

Visibility & prominence

Collaboration