Southern California Rental Housing Association Rental Advisor Magazine - September Issue

Understanding Retroactive Residential Fire Alarm Requirements Slate of O cers 2023 PreparednessEmergency Tips for Property Managers Page 29 Page 16 Page 38 From the Publisher of September 2022

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Investment Highlights material associated with investing in real estate, Limited Com pany owned (LLC) properties, LLC interests, promissory notes, 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 net leased properties, short term leases associated with net leased properties after the primary lease term has decreased, financing risks, potential adverse tax consequences, general economic risks including the effects of pandemics and civil unrest, devel opment 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, potential tax benefits 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. Cove Capital Investments, LLC and FNEX Capital are separate entities.

risks

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Liability

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 3

This offering is a Regulation D, Rule 506c offering 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 confiden tial Private Placement Memorandum (the “Memorandum”) Please read the entire Memorandum paying special attention to the risk section prior investing This material is not intended as tax or legal advice There are

Reenvisioning quality housing for all

OUR VISION

Strategic alliances

STRATEGIES

SOCALRHA.ORG

4 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

Visibility & prominence

STRATEGIES

STRATEGIES

The ultimate resource for all things related to rental housing.

Presence in the community

AOUTREACH DVOCACY

VALUE

Character & integrity that negates need for regulation

4 | Southern California Rental Housing Association Rental Advisor April 2022

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

Resource hub

VALUE

ADVOCACY

Robust funding for rental housing policy creation

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

OUR MISSION

Product and program diversification

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

Collaboration

Fundraising Set strategic priorities

OUTREACH

Rental housing friendly public policy & elected and appointed officials

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

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 5 Apartment Management Magazine is published monthly by Apartment News Publications, Inc. at 15502 Graham Street, Huntington Beach, CA 92649. Subscription Rate: $20.00/ year with zip codes beginning with 900-935, (outside of L.A. & Orange counties $69.00/year.). The publisher and Apartment News Publications Inc. assume no responsibility for opinions expressed in articles appearing under an author's name. The contents of this publication may not be reproduced without written permission from the publisher. Bulk rate postage is paid at Bell Post Office BMC, 5555 Bandini, Bell, CA 90201. For Advertising Information: 1-800-931-6666

15502 Graham Street Huntington Beach, CA EmailyourAreadmin@aptnewsinc.comJessicaOFFICEsean@aptnewsinc.comSeanCREATIVEproduction@aptnewsinc.comTravisPRODUCTIONDonPRESIDENT:DonFOUNDERwww.aptnewsinc.com92649714-893-3971:Smeallie,Sr.Smeallie,Jr.DIRECTOR:WatsonDIRECTOR:BuurADMINISTRATOR:Smithyoumovingorhavingtroublereceivingmagazines?Wewanttosolveit!us:admin@aptnewsinc.com

YOUR NOMINATING COMMITTEE’S SLATE OF OFFICERS 2023

57

EXECUTIVE DIRECTOR’S MESSAGE: WORKING TOGETHER 9 By Alan Pentico, CAE

TIPS FOR PROPERTY MANAGERS 38 By Brittney STREAMLININGBenz

REGIONAL LEGISLATIVE UPDATE

QUESTIONS & ANSWERS WITH KIMBALL, TIREY & ST. JOHN, LLP

Volume 64 Number 09 September 2022 Emergency Preparedness Tips for Property Managers

UNDERSTANDING RETROACTIVE RESIDENTIAL FIRE ALARM REQUIREMENTS IN SAN DIEGO 29

APARTMENT NEWS PUBLICATIONS, INC.

................... 21

Understanding Retroactive Residential Fire Alarm Requirements in San Diego

By Alec Barton-Bareno

By Paul BOOSTINGWillisPROPERTY

PRESIDENT’S MESSAGE: THE ART OF COLLABORATION...

By Nicole EMERGENCYSeidnerPREPAREDNESS

16

FEATURED COLUMNS:

10

......................... 7

By Paul Bergeron

ARE LANDLORD REFERENCES FROM TENANTS THE NEW THING? ................. 35

By Lucinda Lilley

VALUE THROUGH WATER AND ENERGY EFFICIENCY 51

By Paul BUSINESSOtisDIRECTORY

By: Brittney Benz Pg. 38

64

By: Alec Barton-Bareno Pg. 29

By Kimball, Tirey & St. John LLP

SUPPLIER DIRECTORY ADVERTISING DIRECTORY

59

THE RENTAL APPLICATION PROCESS............................. 47

DON’T MISS THE FALL 2022 INCOME PROPERTY MANAGEMENT EXPO 54

Kim kzebroski@socalrha.orgZebroski, 858.751.2220

Abigail Rex, American Assets Trust

Vice President

Secretary

Kendra Bork, Cambridge Management Group, Inc.

Todd Henderson, Independent Owner

Tom Tamar, Independent Owner

Legislative Chair Greystar

Mark Feinberg, Heinz & Feinberg Matt Ruane, Liberty Military Housing

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

ASSOCIATION STAFF

Southern California Rental Housing Association

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

Treasurer

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

Angela Mallory, Greystar (Board Advisor) Buck Buchanan, Independent Owner

Melissa NatashaWickerd,Howell,Millcreek, WTS Trust

Lucinda Lilley, FBS Property, AMO

Toll Free: 888.762.7313

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

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

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

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

Shannon Kelly, Independent Owner

MAGAZINE STAFF

Jay Lopeman, BG Multifamily Jennifer Ford, Douglas Allred Company

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

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Molly mkirkland@socalrha.orgKirkland, 858.751.2200

Scott Ledesma, Generation Contracting & Emergency Services Inc.

President

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

Fax: socalrha.org888.871.5229

2022 DIRECTORS

HONORARY LIFE ADVISOR

Aiesha Blevins, Greystar

G. Wesley Harker

2022 OFFICERS

Our Address

President Elect

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.

Immediate Past President

John LaRaia, HG Fenton

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

Mike mnagy@socalrha.orgNagy, 858.751.2214

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 7

The Art of Collaboration

As anyone who has worked in rental housing for any length of time can attest, it takes a village to create a community (so to speak). If we didn’t work together as a team, our residents would suffer, and our communities wouldn’t thrive. It’s not difficult to see that everyone has a role to play in ensuring that our residents can feel at home in our diverse communities.

housing for all. As we work together to create a thriving rental housing community, we will need to expand our network of collaborators and work everyone in the rental housing ecosystem: renters, renter advocates, suppliers, rental housing providers, legislators at the local, state, and national level – Quite frankly, anyone who has anything to do with rental housing!

It is no accident that the Southern California Rental Housing Association’s guiding statements emphasize collaboration. In fact, collaboration is at the heart of what we do as a community of housing providers.

Lucinda Lilley

Our efforts towards collaboration will enrich our advocacy and education efforts to sustain our industry. Your membership in SCRHA is a crucial first step in helping us bring our vision to life. Your voice and experience will help us tell the whole story of housing providers to elected officials and the community.

I’d

Now that you can picture what we accomplish for our residents through collaboration, I invite you to take the next step. Envision what we can achieve for the rental housing community and the neighborhoods where we live and work through collaboration.

This event is an enormous undertaking and requires teamwork and dedication to execute. It would not have been so successful without collaboration. Merriam-Webster defines collaboration as “the action of working with someone to produce or create something.” The SCRHA Board of Directors was able to articulate this value in our newly adopted mission and vision statements.

As every Californian knows, housing is a complex issue that grows more complicated daily. Our role as a housing provider puts us at the forefront of offering innovative solutions that will help reenvision quality

like to thank the Education and Events committees and all the volunteers who made our Innovations in Rental Housing Education Conference & EXPO on September 7 such a success. From the outstanding speakers and enthusiastic exhibitors to the engaged attendees, the entire event truly spotlighted the incredible contributions of the rental housing community in Southern California.

2022 RentalSouthernPresidentCaliforniaHousingAssociation

8 R e c o g n i z e e x c e l l e n c e i n r e n t a l h o u s i n g d u r i n g t h e 2 0 2 2 M a r k o f E x c e l l e n c e A w a r d s . D e c e m b e r 2 , 2 0 2 2 T o w n & C o u n t r y R e s o r t S O C A L R H A . O R G Event Sponsors Thank You to Our Association Wide Sponsors Platinum Sponsor Bronze SSponsor ilver Sponsors

S

In addition to these upcoming events, we have a full calendar of educational classes for housing providers. Our full calendar of events and classes is planned by dedicated committee members who work together throughout the year to bring you a diverse array of classes.

OCTOBER 6: The Apartment Perspective –Panelists will discuss the City of San Diego’s Complete Communities land use proposal and how it may impact the local apartment market.

The education conference and EXPO is one of my favorite events. I enjoy meeting with so many of our members and seeing the creativity of our exhibitors. This signature event would not be possible without the efforts of our committee members, volunteers, and exhibitors, and I would like to thank everyone who Don’tparticipated.forget

OCTOBER 10 – 14: Certified Apartment Manager Full Series – This designation series will help you earn your professional designation as a CAM from the National Apartment Association.

eptember was off to a busy start with our Innovations in Rental Housing Education Conference & EXPO. I genuinely hope you enjoyed the event. Our Education and Events Committees did an exceptional job of planning a day of education and networking for our members and the community.

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SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 9

Executive Director Southern California Rental Housing Association Working Together

OCTOBER 7: Meeting of the Membership –Vote on the slate of officers for 2023 and join us for breakfast and legislative update.

Alan Pentico, CAE

DECEMBER 2: Mark of Excellence Awards Ceremony – Celebrate the achievements of our industry during our gala event.

Now that we’ve wrapped up the 2022 Innovations in Rental Housing Education Conference and EXPO, it’s time to look ahead on the calendar at the quickly approaching end of the year activities. Please get your calendar ready and mark off the following dates:

I know it can be challenging to find time in your schedule, especially with the staffing shortages that are all too common these days. Still, I encourage you to join us to enhance your knowledge of the industry and build relationships with your colleagues. These bonds will help us speak as a unified voice when sharing our stories with elected officials and the community.

that it’s not too early to start planning for next year, and early-bird booth pricing is now available!

San Diego’s New Climate Action Plan Proposes To Eliminate Natural Gas Use In Buildings By 2035

© Vadim Startsev | Dreamstime.com © Hhunlimitedmedia - Dreamstime.com © Sumikophoto | Dreamstime.com

such as transportation and development. State law requires local governments to adopt strategic goals such as installing solar power on buildings or planting more trees. Local government also may adopt new policies encouraging people, businesses, and government to reduce their emissions by purchasing electric vehicles or incorporating energy saving technologies on their

Please turn to page 12

On

Action Plans (CAPs) are strategies describing how cities intend to reduce or eliminate carbon emissions produced within their jurisdiction by various sources

CAP which was approved in 2015 aimed to reduce carbon emissions to 1990 levels by 15 percent in 2020, 40 percent by 2030, and 80 percent by 2050. The newest iteration will commit San Diego to reduce carbon emissions to zero percent by 2035. Among the climate action policies, the city intends to adopt is making all city facilities and buildings carbon free by 2035, reducing the need for residents to drive fossilfueled powered automobiles for transportation, and developing more walkable communities so residents rely on walking, biking, or using mass transit more frequently.

California’s SB 32, signed into law in 2006, requires the state and local governments to significantly reduce their greenhouse gas (GHG) emissions by 2050. In the following years, the state has enacted more policies requiring public and private entities to curb their emissions created from vehicles, development, and Climatewaste.

Sanproperties.Diego’s

One of the most significant proposals in the 2022 CAP is the city plan requiring almost all new and existing

LEGISLATIVE REGIONALUPDATE

August 2, the San Diego City Council voted to update the city’s Climate Action Plan (CAP). The updated CAP includes new aggressive goals to reduce the amount of carbon emissions the city produces to tackle climate change. Supporters of the updated CAP argue that the San Diego region and state is in climate change crisis and San Diego must do more now reduce more carbon emissions in less time to tackle the crisis; also, the plan must address climate change challenges faced by disadvantaged communities.

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San(38428)Diego

Inappreciation.July,theSANDAG

Board of Directors, represented by the County Supervisors, Mayors, and City Councilmembers of all 19 jurisdictions in the San Diego region, voted by a majority to support SB 1105. However, not all SANDAG Board members voted to support endorsement of SB 1105 with Carlsbad, Coronado, El Cajon, Oceanside, Poway, San Marcos, Santee, and Vista voting no.

The People’s Ordinance, adopted in 1919, prohibits the City of San Diego from charging most single-family homes in the city a separate fee for trash service; however, the city can charge apartments, businesses, condominiums, and some single-family homes not located on public right aways a fee for that same service.

The San Diego City Council voted to add a measure to the November 8 ballot that will let city voters decide if the city’s People’s Ordinance should be changed, repealed, or remain as is. On a 7-2 vote, the City Council voted to place the measure on the city’s November ballot. Councilmembers Chris Cate and Marni von Wilpert voted against the motion.

City staff is expected to return with an implementation strategy of the new CAP by February 2023. The proposed ordinance could be introduced as soon as next year. The SCRHA will continue to engage with city officials to ensure that any retrofit requirements don’t become an unfunded mandate placed on the backs of housing providers. San Diego’s 2015 and 2022 Climate Action reports can be read here, gov/sustainability/climate-action-planhttps://www.sandiego.

Many businesses and organizations are already expressing deep concerns about the potential enormous costs of converting thousands of existing buildings and homes from natural gas to renewable electricity and how it may impact businesses, jobs, and housing. However, Sempra’s Chief Executive Officer Jeff Martin has commented that it would accept the city’s decision if it adopted the policy to electrify all buildings by 2035.

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The money generated from bonds would be used to build and finance housing projects for households earning at 120% or less of the region’s Area Median Income (AMI). The money would be divided among the cities and the regional agency. However, the housing would be deed restricted so sales of the units built could not sold higher than 10 percent of annualized

The SCRHA has been closely monitoring a state bill introduced by State Senator Ben Hueso, SB 1105. If enacted, SB 1105 establishes a San Diego Regional Equitable and Environmentally Friendly Affordable Housing Agency that would be focused on creating programs to finance and build more affordable housing in the San Diego region.

which will likely take several more years. Supporters of changing the People’s ordinance contend it needs to be amended or repealed outright to provide additional revenue to the city, help the city reduce carbon emissions, and create a structure where all city residents will be required to pay their fair share for trash service. Critics point out the measure does not guarantee the city will improve trash service with the additional revenue, could unfairly charge single-family residences for service, and eliminate competition among existing trash haulers.

Cities not voting for endorsement were concerned with creating another regional bureaucracy like that of

Continued from page 10 Please turn to page 15

SANDAG ENDORSES STATE BILL THAT WOULD CREATE NEW REGIONAL HOUSING AUTHORITY

CITY VOTERS WILL DECIDE FATE OF SAN DIEGO’S PEOPLE’S ORDINANCE IN NOVEMBER

If a majority of city voters vote to support the measure, the city will create a multi-step process to determine how the People’s Ordinance will be changed or repealed

buildings and homes to stop using natural gas to power their heating and cooling systems by 2035; reducing use of natural gas in buildings and homes by 90 percent. If the policy is adopted, almost all buildings and homes in San Diego will be required to be powered by electricity generated from renewable sources. According to the city’s 2022 Climate Action Plan report, buildings and homes using natural gas generated about 40 percent of the city’s overall carbon emissions.

SB 1105 has created division among San Diego local governments. The bill would grant the new housing authority the ability to issue bonds and levy a variety of new fees and taxes. The bill could potentially grant the agency greater authority over local governments in land use decisions concerning affordable housing. In late July, the San Diego Association of Governments (SANDAG) voted to endorse SB 1105.

Last June, the San Diego City Council approved an action enabling the city’s labor relations staff to begin the ‘meet and confer’ process to move ahead with amending the city’s municipal code if the People’s Ordinance is amended or repealed.

The Southern California Rental Housing Association has not taken a position on the measure but will analyze the measure language once it is made public.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 13

• Reporting property performance accurately

WE RECOMMEND THIS COURSE for community managers and experienced assistant managers. Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals.

• Working with contractors and suppliers

• Service requests’ management

• Preventive maintenance programs

• Enforcing company policy and complying with laws and regulations

• Apartment turnover

For more information, visit naahq.org/CAM.

• Sales team management and product readiness

YOU’LL LEARN ABOUT:

• Customer service and issue resolution

• Accounting principles and practices

Shane Raby CAM, CAPS, Notary Regional Property Manager

• Communicating with residents

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• Monitoring property performance to achieve the owner’s investment goals

• Maximizing net operating income

For me, earning my credentials meant solidifying myself as a true player, here for a long-term career, not just a job. It helped me build confidence in my role as a regional manager. I learned more of the “why” behind things that we do daily. I built relationships with other students and phenomenal instructors. Achieving my CAM and CAPS credentials are two of the best things I have ever done for my professional development.

• Property inspections

• Analyzing the property’s financial operations and taking corrective actions for underperformance

Certified Apartment Manager

• Comprehensive marketing plans

Learn in person at Southern California Rental Housing Association! Class series starts October 10, 2022, in San Diego, California.

• Occupancy rates

• Employee orientation, training, and evaluation

TRIBRIDGE RESIDENTIAL

• Resident retention and maintaining a positive company image

• Recruiting high-caliber employees

• Equitable treatment of current and potential residents

• Employment regulations and record keeping

The(PLA).SCRHA

SANDAG but possibly with greater authority in housing decisions. Cities opposing endorsement questioned how the agency would be held accountable to local governments and its ability to unilaterally adopt and levy taxes on residents and businesses. Cities voting no were concerned how the new money would be divided among the agency and cities. Cities also objected to a provision in SB 1105 prohibiting the regional housing authority the ability to raise revenue unless the entity entered into countywide Project Labor Agreement

Continued from page 12

SAN DIEGO MAYOR TO RELEASE DETAILS OF CITY’S HOUSING PLAN

Last month, San Diego Mayor Todd Gloria introduced basic details of proposed reforms and new incentives to build more housing for students, employees, and larger households. Proposals include preserving or building more single-room-occupancy (SRO) units and encouraging development on under-utilized commercial sites. The city council approved the proposed policies in

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 15

The proposed reforms and incentives include increasing incentives for companies that build housing on-site for their employees, developers who build units that are three or more bedrooms for larger households and building more units for people with disabilities. The mayor also wants to increase incentives for dormitorystyle housing for college and university students and preserve and build more Single-Room Occupancy (SRO) projects. The proposals also include incentives for builders who build subsidized housing on underutilized retail and other commercial properties and building more projects located on or close to transit corridors. Other proposals include an offsite density bonus for certain housing projects that meet inclusionary housing requirements and offering density bonuses for Accessory Dwelling Units (ADUs) and for Accessible ADUs. The city is scheduling workshops so the public can provide feedback on the proposals. SCRHA will share workshop information as it becomes available. Members can read the Mayor’s press release here, produce-more-homes-san-diegansmayor-gloria-unveils-second-housing-action-package-https://www.sandiego.gov/outreach2-article/

concept earlier this year. The mayor’s office will release more details of each proposal in the upcoming weeks after receiving feedback from the public.

currently opposes SB 1105 and recently asked members to contact Assembly Members to oppose the bill. SCRHA will provide more updates in future communications.

To ensure there is no undue influence from the Board on the nominating process, the Nominating Committee operates independently of the Board of Directors, chaired by the Immediate Past President. The current President appoints at least three additional volunteers to participate in the committee along with the Executive Director (All committees and task forces must have a staff person present. Executive session is the only exception).

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THE NOMINATING COMMITTEE

• Kendra Bork, Immediate Past President/Chairperson

• Todd Henderson, Board Member

From time to time, the slate has been presented to the SCRHA Board of Directors, and the Board has chosen to give their endorsement of the slate. By no means does this give the Board the authority to return a slate to the Nominating Committee. The discussion and approval of the slate is to occur by, and in full view of, the SCRHA Membership at the Annual Meeting.

The Nominating Committee’s work starts anew every

BOARD ENDORSEMENTS

Each Board member is eligible for three two-year terms on the Board. That time can be extended by as much as three years if they are appointed President-Elect in the sixth year and subsequently move on to President and then Immediate Past President.

An Example: If the Board of Directors chose to have a vote to endorse the slate of candidates and the slate was not approved by the Board, that information is to be provided to the members at the annual meeting where the Members vote on the slate.

At the request of Nominating Chair Kendra Bork and President Lucinda Lilley, I am sending this letter to report on leadership planning and the Nominating Committee process as well as to announce the 2022 Nominating Committee’s 2023 slate of Officers and Directors.

year. Their task is to review the best industry leaders for the Association at that point in time and make their best recommendations for the future Executive Committee that will fulfill the current needs of the Association. As much as it seems that there has been advancement of Executive Committee members over the years, in reality, there is a regular ebb and flow of Executive members, on and off the committee, for varying reasons.

THE PROCESS

• Abigail Rex, President-Elect

• Staff Liaisons: Alan Pentico, Executive Director

MEMBERSHIP APPROVAL AT THE ANNUAL MEETING

Please turn to page 19

The results of the Nominating Committee’s work, including the slate of Executive Officers for the following year, Returning Directors, and New Board Directors, are presented to the SCRHA Membership at the Annual meeting of the members. Only the general membership can approve the slate by vote.

THIS YEAR’S SLATE

The following is the nominating process as outlined by the Southern California Rental Housing Associations Bylaws and Board Policy, which demonstrate the important separation of the Board of Directors and the nominating process for the greater benefit of the SCRHA’s members.

Recommendation: The Nominating Committee is recommending the following slate of Executive Officers and Directors for the 2023 Southern California Rental Housing Association Board of Directors.

YOUR NOMINATING COMMITTEE’S SLATE OF OFFICERS FOR 2023

Your Nominating Committee’s Slate of Officers 2023

THE BOARD EXECUTIVE TERMS

This cycle we have the Executive Committee, which adds two new members as well as the Board which gains two new members, seven renewing Board members, and 4 returning (mid-term) members of the Board. There will be 15 board members in total.

• Buck Buchanan, Board Member

2022 NOMINATING COMMITTEE

• John Modlin, President 2012, Member at Large

• Lucinda Lilley, President

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Lucinda Lilley, FBS Property Management, AMO

FYI, Mid-term Directors –These are Directors that will return next year to complete their current two-year term. No vote required.

12.

8. Alex Winborn, H.G. Fenton Company, NEW Kimmi McBryde, Cushman Wakefield, NEW

Aiesha Blevins, Greystar

vacancy

3. Mark Feinberg, Heinz & Feinberg, 2nd Term

DIRECTORS STARTING NEW (RETURNING) TWO-YEAR TERMS

Natasha Howell, Millcreek, WTS Trust

Todd Henderson, Independent Owner

7. Matt Ruane, Liberty Military Housing, 2nd Term

1. Melissa Wickerd, Atlantic & Pacific Management, 2nd Term

membership gives you access to expert information and industry insights. Login to your Member Compass at socalrha.org to access the complete survey. Not a member? Join today to access

Immediate Past President

rental

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 19

Treasurer

President Elect

Legislative Chair

6.

9.

2. Natasha Howell, Millcreek, WTS Trust, 2nd Term

President

10. Jay Lopeman, BG Multi-Family, 3rd Term Aiesha Blevins, Greystar, 3rd Term Scott Ledesma, Generations Contracting & Emergency Services, 2nd Term Buck Buchanan, Buchanan Property Management, 2nd Term Tom Tamar, Independent Owner, 2nd Term SCRHA this on and rates throughout San Diego County.

Buck Buchanan, Buchanan Property Management

13.

Vice President

11.

5.

EXECUTIVE OFFICERS

Allison Pfister, Greystar

Abigail Rex, American Assets Trust

14.

4. Abigail Rex, American Assets Trust, 3rd Term Shannon Kelly, Independent Owner, 3rd Term Todd Henderson, Independent Owner, 3rd Term

comprehensive report

Continued from page 16 Your

Secretary

20 SEPTEMBER 2022SECRegisteredInvestment Advisor.Financ not legal or ta xadvice. Thereare material ri risks, potential adverset ax consequences, 12 | Southern California Rental Housing Association Rental Advisor April 2022 april2022.indd 12 5/3/2022 12:40:37 PM

Q

Answer:

Answer:

uestion: What happens when the lease expires? Is it assumed that the agreement goes month-to-month? Or should a new agreement be signed?

Q

The tenant claims the damage was done by a burglary attempt but I suspect they locked themselves out and damaged the window when trying to get back in. Who is responsible for the

Q

uestion: In a co-signer situation what forms do you recommend that the co-signer sign along with the tenant?

They should sign a separate guarantee agreement that has been reviewed by competent counsel.

Answer:

repair?Answer:

Aimposed?nswer:

Questions&AnswersbyKimball,Tirey&St.JohnLLP

California law does not prohibit a landlord from charging the tenant a bona fide late charge after the rent is delinquent. The rent is not delinquent unless one business day has passed at the time the rent became due. If the rent is due on the first and the first is on a weekend, a late charge could not be imposed until after the first business day expires. Pay attention to local COVID moratoria which may prevent a late fee from being charged. Also note that SB 91 prohibits late fees on COVID rental debt.

uestion: As resident managers, we are dealing with several tenants in violation of pet rules. In retaliation, they have made false accusations of us entering their apartments without notice. They are now disturbing other tenants with this untruth and questioning our integrity. How can we protect or defend ourselves?

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 21

You can serve a three-day-notice to perform conditions and/or covenants or quit to permanently remove the unauthorized pets

Q

unless prevented by local COVID moratorium. If you can prove the pets are still there after the notice expires, you can file for unlawful detainer.

Q

uestion: In assessing a late charge in a lease, is there a law stating how many days after the due date must expire before a late charge can be

If the lease does not speak to renewal or reversion to month-to-month and the tenant remains in the premises with the landlord’s consent, the law will presume a month-to-month agreement if the rent is paid and accepted by the

uestion: My tenant has some damage to the outside window to the house I rent to them.

Unless proved otherwise, damage to the premises caused by unknown third parties, acts of nature, or unexplainable are the responsibility of the landlord.

uestion: Is there a law for returning the security deposit within a certain time frame? If I missed the due date is there an automatic penalty? I overlooked accounting for a deposit, and it has been 25 days.

uestion: I have a lease with two male tenants. The lease specifies two occupants only. One of the tenants has a girlfriend who spends the night every day of the week for the last month. How do you determine when a guest is an occupant?

California law allows residential tenants and landlords to contract for up to 21 days for the accounting and, if applicable, return of all or a portion of the tenant’s security deposit. There is no automatic penalty for being late but you may no longer be able to deduct from the deposit.

First, make sure you are enforcing the lease and community rules equally to all violators. The best way to avoid or minimize legal challenges is by documenting all incidents and responding in a consistent manner.

Kimball, Tirey & St. John LLP is a full-service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. Laws may have changed since this article was published. Before acting, be sure to seek legal advice. For contact information, please visit our website. www. kts-law.com. © 2022 Kimball, Tirey and St. John LLP

Unless the tenant admits to having another person move into the rental unit, you need to prove that they are occupying the unit through circumstantial evidence. Proof of facts such as receiving mail at the premises, coming to and from work on a daily basis, using the amenities without the named tenants, present on weekends, or making requests from management all could lead a trier of fact to conclude that the person is an occupant of the premises. Your lease may also provide direction on how often people may be on the property and for how long.

uestion: When we have called attention to a violation of the lease or community rules, tenants frequently will say we are “picking” on them. How can we protect ourselves?

landlord. It then can be terminated by either side serving the other with an appropriate notice to quit unless state or local rent control prevents you from serving the notice.

Answer:

Q

Q

22 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

Answer:

Answer:

Q

With an all-inclusive bulk internet solution for your property, we can help you boost revenue.

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.”

Although our fiber service usually means 100% fiber-optic network to your residence, in limited circumstances Quantum Fiber may need to deploy alternative technologies coupled with a non-fiber connection from a certain point (usually the curb) to your residence in order to provide the advertised download speeds.

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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.

MillennialsGenZ 24 | Southern California Rental Housing Association Rental Advisor April 2022 The SCRHA Business Directory of Suppliers is where you'll

Use an SCRHA member first to invest in businesses that support a thriving rental housing community! w w w . S o C a l R H A . o r g Scan the code to connect with SCRHA Supplier Members!

Net Operating Income

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They Want to See Diversity and Inclusion

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

They Want 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 find the you need to a successful business.

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Service is not available everywhere. Quantum Fiber may change, cancel, or substitute offers and services, or vary them by service area, at its sole discretion without notice. All products and services listed are governed by tariffs, terms of service, or terms and conditions posted at www.q.com/legal. Restrictions apply. © 2022 Q Fiber, LLC. All Rights Reserved. Quantum, Quantum Fiber and Quantum Fiber Internet are trademarks of Quantum Wireless LLC and used under license to Q Fiber, LLC.

24 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

As a member of Southern California Rental Housing Association, you have access to discounts on the products and services provided by our Preferred Partners. Visit socalrha.org/preferred-partners for details!

Pref e rre d Pa rt n er s socalrha.org

account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org

Susan McDonald Nance Company

1999199719971997199719961995199519951994199119901989198419831983198219811981198019771977197419671964

Karl H. Nester Company

an ANNIVERSARY This Month

Carolyn E. Scheidel

Centre City Apartments

Steve Veach/Louise Torio

Gloria J. Duquette Company

Otto Emme Company

Janet Backer Company

Robert and Marilyn Kingsley

Progress Management Co.

Pacific Rim

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 25 S a v e t h e D a t e ! OCTOBER 7, 2022 M E E T I N G O F T H E M E M B E R S H I P S o C a l R H A . o r g | 8 5 8 . 2 7 8 . 8 0 7 0 Vote on the 2023 Slate of Officers! CE LE B R ATIN G an ANNIVERSARY This Month 10+ years of membership account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org

Dick Martin Company

account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org

Patrick Judd Company

Matt Andersen and Brett Andersen

Sara E Siebrand Company

BNM Investments LLC

Stephan Hegyi Company

Alberts & Associates, Inc.

Robert Bell Company

Joseph Greeno Company

Gaines St. Apts., LLC

CE LE B R ATIN G

Eric Lunde-Lunde Family Trust

Douglas Jedlicka Company

BWY Development Company

Stephen and Janice Boner

Lia Shen Company

Marilyn Mehr Company

W. Joe and Marianne McLean

Fred Wanke Company

Gregory West Company

Mike Harness Company

201120102010200920092009200820082008200720042004200420042003200120002000200020002000200020001999

William Howland & Assoc., Inc.

10+ years of membership

Gail Greer Company

Oscar and Catharina Herrera

Belvue Terrace

James Lybarger Company

Susan Cotsirilos Company

Robinson & Associates

Brian Smith Company

Sunrise Management Company AMO

Robert Hansen Company

Sully-Jones Roofing

John Veskerna Company

Elizabeth Dreisbach Company

Veuger-BissonnetteInvestment

William Bogart Company

Steve Leiserson Company

Chicano Federation

Gunter and Christa Zittel

This year’s program will include a debate over San Diego’s Complete Communities Plan, including the good, the bad, and the ugly! Don’t miss the latest round in the ongoing debate.ICON KEY

8:00A

October 7 Meeting of Membershipthe

Instructor: Lia Nichole Smith, Satisfacts

TIME TBD

ICON

October 6

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

SCRHA wants to help our supplier members be successful. This is great opportunity to hear new ideas and share yours. We hope that you’ll take the time to join us. 21

The PerspectiveApartment - 9:30A

Advanced Electrical -

This class goes further and will get into the indoor breaker box as well as heavy on troubleshooting. This class is the next step up in electrical work. This course is designed for maintenance workers looking to gain additional in-depth hands-on understanding of complex control circuits. This course is intended to be taken only after completion of the Electrical Troubleshooting & Preventive Maintenance course. Hands-on lab activities are the focus of this class.

Join us for the Meeting of the Membership to vote on the 2023 Slate of Officers. KEY

The practice of managing your online reputation is problematic; quite simply, it doesn’t work. A community’s reputation is managed by its residents, through the stories they tell based on their perspectives and experiences. And for those considering your community it’s all about the “wisdom of the crowd”. So, instead of trying to “manage” your reputation, let’s try something new! This session breaks down the components that drive a renter’s onsite experience and what teams can do to control the online narrative.

ICON KEY September 19 September

October 6

7:30A - 9:30A

5:00P ICON KEY

Instructor: Peter Cline, The Phoenix Staffing

Solution Series: Reputation Management Is Not Enough

Supplier Council

26 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 CALENDARRegisteratsocalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes Questions? Contact us at events@socalrha.org or 858.278.8070 September 29 Supplier Council 2:30P - 3:30P 2 AUGUST 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 CALENDARRegisteratsocalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes Questions? Contact us at events@socalrha.org or 858.278.8070 10:00A - 11:00A 2:30P - 3:30P ICON KEY

The Apartment Perspective

7:30A

September 29

It’s

Recognized as the Best Property Management Course of 2022 by Bob Villa.

IROC:

Certified Apartment Manager Full Series

7:30P

ICON KEY

ICON KEY ICON KEY

10:00A

October 19

Tougher

10:00A - 11:00A

October 25

Level I Kitchen Appliance Repair

Instructor: Dan Firestone, Senior Vice President, CiC Background screening is arguably the most important part of an investors and property manager’s responsibility, but poor practices and new laws make learning about your applicants more difficult. Learn how to safely and confidently use background checks while navigating upcoming legislation.

October 10

Instructors: Molly Kirkland, SCRHA Director of Public Affairs

Discover how to maximize the value of your membership during Orientation on Wednesday, October 19, 2022. Not only will you meet fellow members and Southern California Rental Housing Association (SCRHA) staff, but you’ll also learn how you can get involved and the full range of resources provided to you! KEY

10:00A

October 10-14

Instructor: Peter Cline, The Phoenix Staffing

October 19

This year’s legislative session will end on August 31, giving the Governor until September 30 to sign or veto bills. While SCRHA has already killed several bad bills in 2022, the work to stop or amend remaining bills that may change rental housing operations continues. SCRHA is still actively lobbying on bills related to credit and criminal background screening, mandatory cooling, and EV charging stations. Rental housing providers doing business in California may face a number of new laws with which they, as of January 1, 2023, will need to comply.

ICON KEY

Are you ready to enhance your skills and be the next leader?

SCRHA Member Orientation

ICON KEY

This class is an overview of the appliances found in a typical residential kitchen, including the range (gas or electric), dishwasher, and garbage disposal.

6:00P -

ICON KEY

Legislative Update Tenant Screening Why Getting to Know Your Applicant - 11:00A - 11:00A

ICON

It is time to take that leap in the rental housing industry by becoming a Certified Apartment Manager (CAM). Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals.

8:30A - 5:00P

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 27SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 3

We all need a little help sometimes. During wildfire season, some of us need a little more help. That’s why SDG&E® is working with 211 San Diego to help provide additional customer assistance if a Public Safety Power Shutoff is necessary.

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR SAFETYYOUR

28 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

© 2021 San Diego Gas & Electric Company. Trademarks are the property of their respective owners. All rights reserved.

To get connected to community, health, social and disaster services, please call 211 or visit 211sandiego.org.

The affected structures were built before January 1, 1975, and meet the following criteria:

There are exceptions—so not every property owner that meets the above requirements will need to act. You can visit the City of San Diego’s development services website to learn more.

Understanding Retroactive Residential Fire Alarm Requirements in San Diego

At Bay Alarm, we’re working with customers who received this notice to update their systems. Keep reading to learn if your building falls under the new code—and what to do if you receive a notification.

NOT ALL MULTI-FAMILY BUILDINGS FALL UNDER THIS NEW CODE

• Every hotel or motel 3 or more stories in height or containing 20 or more guest rooms

In the Summer of 2021, one of Bay Alarm’s retroactive fire alarm systems saved the lives of an entire apartment complex. The low-frequency sounders in each living room and bedroom woke residents in the middle of the night so they could safely evacuate from an active fire.

By Alec Barton-Bareno, Bay Alarm Company

• Every apartment house 3 or more stories in height or containing more than 15 apartments

In the case of San Diego, the city amended the code, and the fire department is enforcing the new requirements to keep occupants safe. We know from experience that the best way to prevent injury is a fire alarm system with an early notification system.

the past two years, the City of San Diego has started enforcing new updates to its local fire code. These updates apply retroactively to certain buildings constructed before January 1, 1975. Some owners of multi-family buildings have received notices about how their buildings fall under this new code.

Please turn to page 31

FIRE CODE ENFORCEMENT IS BECAUSE OF CONCERNS ABOUT OCCUPANT SAFETY

Over

Information and tips from local fire alarm experts, Bay Alarm Company

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 29

30 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 yardibreeze YardiBreeze.com | (800) 866-1144 “Yardi Breeze is easy to use. Tenant tracking, maintenance requests and online support … I love everything about it!” Danielle Drozdek RB Homes, Inc. Get a free, personalized demo to see why thousands of companies choose Yardi Breeze Discover what you can do with intuitive & powerful property management software *Minimums apply †Additional fees apply way to manage your properties Affordable Self Storage Condo/HOA Manufactured Easy CorporateResidentRentersLiveOwnerVendorWalk-inEmailOnlineOnlineOnlineILSVacancyPropertysetupaccounting&prospecttrackingpostingapplicationspaymentsmaintenance&textcommunicationspaymentswithPayNearMepaymentspayments&reportschatsupportinsurance†screening†websites† Property websites† Online lease execution† ✓ Customer relationship management ✓ Job cost tracking ✓ Rent deferment ✓ Rent control ✓ Invoice approval & processing ✓ Corporate accounting ✓ Customizable financial statements ✓ Menu-level security ✓

In California, the California Fire Code governs where and when a fire alarm system is installed. Then, NFPA 72®, the National Fire Alarm Code®, developed by the National Fire Protection Association® (NFPA), provides details on how to install the system. The California Fire Code sets the minimum standard for every occupancy in California. However, enforcement falls to local governments, so the level of enforcement can vary significantly. In this case, the City of San Diego amended the California Fire Code to retroactively enforce the code on multiple-story buildings that existed before January 1, 1975.

• Fire alarm system permitting

• Regular system service and maintenance

According to the City of San Diego Fire-Rescue Department, owners must retrofit affected buildings with automatic or manually operated fire alarm systems that warn all occupants at the same time. And visual and audible notification is required throughout the building, per the current edition of the California Fire Code.

Continued from page 29

Want more information about retroactive fire codes in San Diego? Talk to a licensed C-10 fire alarm contractor that can design, permit, and install a fully compliant fire alarm system.

In many cities, including San Diego, the fire departments are the local Authority Having Jurisdiction (AHJ) that enforce fire codes.

www.bayalarm.comAlec.Barton@bayalarm.com858-209-7859Company

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 31

The price of the project will depend on building size and occupancy type. However, because fire codes are standard across one jurisdiction, quotes are based on similar parts and labor, no matter the Becompany.wary

BAY ALARM IS HERE TO HELP SAN DIEGO MULTI-FAMILY PROPERTY OWNERS

You should also consider companies that offer fire alarm monitoring, a service where a team of agents monitors your fire alarm system 24/7, and who can contact emergency services in the event of a fire alarm activation.

LOCAL FIRE DEPARTMENTS USUALLY HANDLE LOCAL ENFORCEMENT

Designing, permitting, and installing a compliant fire alarm system can be a lengthy project. However, the City of San Diego Fire-Rescue Department and other departments give adequate time for installing a new fire alarm system once work begins. In our experience, once an inspector sees that a professional fire alarm installer has initiated the permitting process, and a project number has been provided, they will sign off on the inspection. However, an implementation plan may be required.

• Fire alarm system design

of any company that offers bids notably lower than competitors. They may not fully understand the fire code and how to get your building in compliance. For example, the code does not specify how many sounders are required in a residential space. However, in our experience, there should be one sounder in each living room and bedroom to achieve the appropriate decibel rating.

BECAUSE LOCAL AUTHORITIES ENFORCE FIRE CODES, THE LEVEL OF ENFORCEMENT VARIES BY CITY

If your building needs a new or updated fire alarm system, you’ll want to use someone familiar with state and local fire codes. A fire alarm provider should offer the following services:

• Fire alarm system installation

RECEIVE A NOTICE? HIRE A PROFESSIONAL FIRE ALARM CONTRACTOR TO UPGRADE YOUR FIRE ALARM SYSTEM

• Annual inspections and semi-annual inspections when required for specific devices

Alec Barton-Bareno Enterprise Sales Representative Bay Alarm

PRICE SHOULDN’T BE THE ONLY PRIORITY WHEN SELECTING A COMPANY TO INSTALL YOUR FIRE ALARM SYSTEM

Local experts are more likely to know how to get your building up to code and often have a close working relationship with the local AHJ. With a local fire alarm provider on your side, you can get in compliance, enjoy quick access to technical support, and schedule annual inspections to ensure the system works as it should.

MAKE SURE YOUR CONTRACTOR HAS LOCAL KNOWLEDGE AND KNOWS THE LOCAL AUTHORITIES

32 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 401(K) PLANS DENTAL INSURANCE MEDICAL INSURANCE WORKERS COMPENSATION LIABILITY BENEFITS VOLUNTARY BENEFITS L I F E I N S U R A N C E

Welcome New Members OWNERS

SUPPLIERS

Month

Casa Aldea at City Village | RA Snyder Cerca, Prisma & Zuma | Cardinal Group College Campanile | Cardinal Fifty Twenty Five | Cardinal Group M@College | Cardinal Group Viva 5750 | Cardinal Group Beard Property Management Cardinal Group Management

Covest Properties Inc. Lixil Water Technology Americas PWS Laundry/Alliance CE LE B R ATIN G

INDEPENDENT

an This 10+ years of

ANNIVERSARY

Kaneko Realty Investments Reed ChristiansonHarrysSanteeAlvinMcCannHeidirentalsJosephPropertiesMungiaCompanyFamilyPropertiesandRuthSundayVillas|GreystarPlaceSoberLIvingExemptTrust

membership

PROPERTY MANAGERS

B

Christianson Exempt Trust B Marcelino & Teresa Ortiz Trust Dated 12/30/93

34 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 1031capitalsolutions 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. To learn more, visit 1031CapitalSolutions.com or call us at (800) 445-5908 • 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 • No need to obtain a loan • Low minimum investment amounts • Institutional asset and property management • Pass through tax benefits • No escrow Jason McMurtry, MBA Managing Partner 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.” “ ARE YOU DONE WITH THE HEADACHES OF RENTAL PROPERTY? CALL YOUR LOCAL DST ADVISOR April 2022 socalrha.org | 17

DON’T FORGET PAST TENANTS

internet delivered another of its famous surprises this month when one Australian comedian and renter decided to ‘clap back.’ Tom Cashman applied for an apartment and was approved, however, when he asked the real estate agent for the landlord to give him a reference from the previous tenant, that’s where things got dicey. There may be a new trend of applicants asking landlords for references coming around the corner, and heads up: there’s absolutely a right way and a wrong way to handle it.

People ask for references all the time. Employers ask for them, landlords ask for them, and in a viral video with 2.4 million views, Tom Cashman asked for this as well. After being approved for the apartment, he asked the agent for something he hadn’t ever done before. “Would the owner provide a landlord reference from a previous tenant?” He stated in an email. Tom Cashman continued in the video that it “it occurred to him he’d never done it before,” and encouraged viewers to start doing the same. With 330.4K likes and 2,185 comments at the time of writing, most of his viewers agree. “They asked

At first, his request for a reference was ignored. After following up, the real estate agent asked to clarify. Cashman did. The landlord was not in contact with previous tenants. Cashman asked, does he not have their emails? Small requests via email should not be ignored, and it should not be implied that you do not have your tenants’ and previous tenants’ contact

Are Landlord References from Tenants the New Thing?

The

REFERENCES AS A STANDARD

It’s not entirely unsurprising that renters flocked to someone venting on their side. As the world starts turning more towards the renter side of thing, more want a place to get their feelings out, and when one person shows a way to do it, they all come flocking to the table. It makes sense. It’s also natural that when he made a Part 2, it got the same, though slightly larger, response. The Update received 2.6 million views, 460.5K likes and 8039 comments and as a landlord, some clues on what not to do when someone asks for a reference from a previous tenant.

by Nicole Seidner, For Contemporary Information Corporation

UNEXPECTED RESPONSE

Please turn to page 37

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 35

me for three references to see if I’m a good guy,” Cashman pointed out. “What about them? Are you a good guy? Are you going to fix stuff? Are you going to reply to my e-mails?”

36 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 Management Companies Utilizing NAA Click & Lease: 50 AvailableStatesin Over 6,000,000 Units in the U.S. Streamline your process with default community settings, reporting & e-signatures. Online Paperless& Integrates With All PMS Software Integrates with your current Property Management Software. No need to retrain sta ! naahq.org/lease Risk&ComplianceEnsureReduce CompliantLegally Simply and e ciently generate legally compliant leasing documents to better serve your residents.

Nicole Seidner is a copywriter at ApplyConnect, an affiliate of Contemporary Information Corporation (CIC). She holds a degree in Writing from Savannah College of Art and Design with a focus in creative nonfiction. Her free time is spent taking pictures of her dogs or reading deep-dive analysis on movies that she hasn’t seen. This article has been contributed by CIC.

“When you start out with a good relationship, the chances that you’ll have smooth sailing with the tenant are so much higher.”NicoleSeidner

Continued from page 35 information. If you have a moment, then Search your inbox for an email address and say, “sorry, this is new to me, but if you give me some time, I’m sure I can get that for you.” This will get you much farther with an applicant, and they will appreciate the open honesty.

DON’T DELETE THE APPLICATION

Contemporary Information Corporation

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The agent said the landlord didn’t want to contact them and Cashman’s application was immediately terminated under the implication that it was Cashman’s decision, which it was not. Cashman asked the agent why, when he didn’t ask for his application to be withdrawn. Terminating an application at the renter’s request should only be done with explicit and written consent. It’s the landlord’s right to terminate any application, but this should be done with caution and tact, considering how it may impact your reputation or worse – lead to legal challenges.

DON’T RETALIATE

The real estate agent explained that it had to do with a leasing period, which wasn’t an issue when Cashman first applied. Cashman encouraged his audience to ask for references, but to not “be cheeky” about it, like he was. That being said, what happened to Cashman is the wrong way to go about things. Even if it was the first time someone asked for references, being honest is a better route.

Cashman isn’t the only one who recommends that tenants ask landlords for recommendations. New start-ups like Whose Your Landlord and OpenIgloo show that renters are getting bolder now and are more willing to speak their minds. These may be warning signs of the turning tide: landlord references could be the new normal.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 37

On the bright side, this does mean you have more room on the internet for positive reviews if places like these websites start to grow. Plus, if you keep handy a small collection of written references from previous tenants, you can begin new relationships with applicants on a positive ground right out the gate. When you start out with a good relationship, the chances that you’ll have smooth sailing with the tenant are so much higher. Now is as good a time as any to consider asking for a review, and maybe just keep it around, rather than deleting an application, should someone by chance request a reference.

UNEXPECTED RESPONSE

plays a role in your emergency plan. Do your best to instill that mindset in training your team, and you’ll have a better outcome should your property experience an emergency.

rental properties is no easy task. Besides the financial responsibilities and legal due diligence required of property managers, the role comes with enormous responsibility for the safety of building occupants. An uptick in natural disasters, severe weather, and the effects of climate change has made building safety more critical than ever. In fact, the number of disasters has increased by a factor of five over the past 50 years. Read on to get the emergency preparedness tips you need to keep your residents safe and properties secure.

Whether you manage single-family rental homes or multifamily apartment complexes, preparedness is a team effort. Every employee — from your maintenance technician to your leasing agent —

After you have created a draft of the emergency plan, be sure to ask your entire team for input. You may have overlooked something that a maintenance technician already knows. The collective input strengthens your emergency plan and fosters collective ownership.

38 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

FORMULATE A COMPREHENSIVE EMERGENCY PLAN

By Brittney Benz

Your emergency plan should include key details for each property — including evacuation routes, emergency exits, and emergency contact information — and be organized by emergency type so your staff and residents have a clearly defined course of action should something happen. For instance, you should have clear instructions on how to turn off the gas, electricity, and water for each property that also make it clear who is responsible for these actions.

Emergency Preparedness Tips for Property Managers

Managing

Please turn to page 41

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40 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 April 2022 socalrha.org | 33

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Depending on the size of your property management business and the number of properties you manage, you may designate several employees to serve on safety committees. Delegating some of the safety and preparedness responsibilities to them helps you manage the process and get a bird’s eye view. When it comes to safety and preparedness, having more hands on deck can be beneficial, especially if you manage properties across geographical locations or state lines.

EDUCATE YOUR RESIDENTS

The safety of your residents should be your greatest concern. It’s critical they know what to do in the event of an emergency, just like your team members and vendors. An easy way to ensure your residents have instant access to your emergency plan is to utilize software that allows you to store it on their online portal. You can also print copies to include in their move-in packet. If you manage multifamily apartment buildings, make sure you have the evacuation route clearly posted on each floor or Ifstairwell.anemergency does occur, keeping residents informed is vital. Make sure you have updated contact and emergency contact information for each of your residents. And if you haven’t already, consider implementing mobile forms of communication like text messaging and email to provide residents with quick updates and important information 24/7.

Jenny Stephens of Nebraska Lifestyles Property Management uses the bulk text messaging feature within AppFolio to send out alerts to her residents

Learn

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 41

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Continued from page 38

Once you have gathered input from your team, take another look at your emergency plan and implement any changes. You should examine and update it every quarter. It’s also a good idea to hold drills and discuss the outcomes with your team so they can learn from their actions. Training your staff to be ready for emergency situations can save lives in the long run. You can take it a step further by investing in CPR or CERT courses for your teams, along with first aid kits for each property.

lowes

SLEEK AND DEPENDABLE

Once you have a finalized emergency plan, be sure to distribute it to everyone on your team, in addition to your residents, owners, and vendors.

just apply to the exterior of your properties — the interior is just as important. Ensure that all smoke alarms, C02 detectors, sprinklers, and fire extinguishers are working and inspected annually. It’s also a good idea to have a professional give each of your properties a once-over every year to catch things in need of repair, potential hazards, or structural issues.

SAFEGUARD LIFE AND PROPERTY

Performing preventative property maintenance tasks like weekly landscaping and brush removal helps properties located in dryer parts of the country during fire season. Something as simple as trimming or relocating a tree that is too close to a structure can keep a fire from spreading. You should also contact your local fire department or municipality to see what ordinances and building codes you are responsible for. Doing so may alter the path of a fire and save your property from further damage.

“One of the things we like the most when it comes to communicating within AppFolio is the bulk text messaging feature. We can just send a text out really quickly to all of our residents, like, ‘Hey, there is going to be a really bad storm in Omaha. Please report to us. Do the following.’”

Let

Along with sharing your emergency plan, posting your evacuation routes, and utilizing mobile communication tools, you can host annual emergency drill training on how to stay safe in the event of a natural disaster, such as a tornado or hurricane, depending on the region. You can also send out a newsletter with resources for your residents, such as how to build an at-home emergency survival kit, a list of local shelters in their area to go to in the event of a natural disaster, and tips for preparing their home or apartment.

If disaster does strike, residents can protect their personal belongings by purchasing renter’s insurance. If your rental property is in a state that doesn’t require renters to be insured, consider educating your residents on its benefits and adopting tools that make it easy for them to sign up. For instance, with AppFolio, renters can easily opt-in to receive renter’s insurance right in their online portal.

Whether it’s adding oil to your car engine or upgrading your computer’s software, performing preventative maintenance on any system is beneficial. Property management is no different. There are many proactive steps property management businesses can take to mitigate damage to their properties from natural disasters like fires, floods, and earthquakes.

42 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

PERFORM PREVENTATIVE PROPERTY MAINTENANCE

When You Call A Vendor

When you are adequately prepared for emergencies, you can mitigate risk and damage and, above all else, keep your residents safe. Property management software with built-in document sharing, texting, and emailing can make it faster and easier for you to keep your residents informed and your teams on the same page in the event of an emergency. To learn more about how you can streamline preventative property maintenance and provide a better customer experience, take a look at this article.

The first step is to determine what disasters could affect your property and plan accordingly. If it’s in a warmer climate, you probably don’t have to spend much time looking at ice and snow-related emergencies. Is your property situated in a fireprone area? Is there a possibility of earthquakes or tornados? Maybe it’s close to the water or a flood zone. Knowing the natural threats that could affect your property helps you lessen the severity by taking preventative measures and applying them to your plan.

Preventative property maintenance is also about assessment. If you notice loose or missing roof material or small amounts of decay in a building’s façade, don’t just dismiss it — try assessing it. Can this small or seemingly insignificant repair worsen and lead to greater damage a year down the road? Imagine if the small hole you dismissed last year turns into a partial roof collapse. Always be proactive with Maintenancemaintenance.doesn’t

them know that you saw their ad in APARTMENT MANAGEMENT MAGAZINE

Continued from page 41 en masse, which saves time and keeps her residents safe and in the loop:

Response

18 | Southern California Rental Housing Association Rental Advisor April 2022

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 43 griswold 6 | Southern California Rental Housing Association Rental Advisor July 2021

44 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 The Safe & Simple way to Collect and Report Rent Payments Scan Me

The 32nd Annual APARTMENT PERSPECTIVE

Andrew is at the forefront of San Diego’s second wave of urban infill developers He is a highly trained and well informed thought leader in the debate over the future our region’s multi family housing

The City of San Diego’s Complete Communities land use program has increased allowable development densities, land values, and the number of apartments in the development pipeline. However, these are primarily small, under parked units. How will these new developments impact the apartment market and San Diego’s communities in the coming years? Does the program need to be modified, and if so, how? Don’t miss this latest round in the ongoing debate.

Nathan Moeder, London Moeder Advisors

Nathan and his business partner Gary London are performing a significant proportion of the feasibility studies for new apartment developments being planned under the Complete Communities guidelines

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Andrew Malick, Malick Infill Development

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Ray Major, Chief Economist, SANDAG Ray will be presenting a regional economic overview with an emphasis on tech and life science employment, and housing

Meet the Experts -

Thursday, October 6, 2022 @ 7:30 AM

Robert Vallera, Voit Real Estate Services

Our event moderator, Robert will open the meeting with comments addressing the market impacts of rising inflation and interest rates.

This year’s program will include a debate over San Diego’s Complete Communities Plan, including the good, the bad, and the ugly!

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By increasing the sophistication of resident screening methods, apartment operators are mitigating risk, providing better experiences for prospects and reducing the strain on hardworking associates.

practice of screening residents has been part of the rental housing landscape for decades. But as technology continues to create previously unattainable efficiencies, it has become increasingly clear that many traditional screening methods are in major need of a refresh. Application fraud is on the rise, and fraudsters are becoming more adept at circumventing the system. Most savvy rental housing operators already have moved on from requiring onsite associates to manually verify a prospective resident’s income and employment history, which in itself helps to combat fraud.

during the application process are where screening tools have really improved to help us to deter fraudulent applicants.” By increasing the sophistication of screening methods, operators are mitigating risk, providing better experiences for prospects and reducing the strain on hardworking associates.

Synthetic ID—in which someone uses pieces of real and fabricated information to create an identity—is on the rise. Well aware of this trend and other potential identity scams, Morgan Properties makes automated identification (ID) verification the first step of the application process. This requires prospects to take a selfie-style photo from several different angles, and Morgan Properties’ screening solution uses facial recognition software to match the photos to the prospect’s actual ID. “We’re aiming to combat fraud from the get-go,” says Ms. Weissberger. She notes that Morgan Properties deters identity fraud at the beginning of the leasing application and then deters income fraud later as part of the screening process. “What we’re trying to do is deter someone from even starting the application if they’re not who they say they are.”

The

“In the past, we could receive a credit report from a bureau, but our teams always had to perform a manual ID verification, paystub verification and employment verification,” says Amy Weissberger, Senior Vice President of Corporate Strategy at Morgan Properties. “Many of those pieces are becoming more automated as technology evolves. Some self-service triggers

OPTIMIZED VERIFICATION METHODS—BUT I.D. FIRST

AUTOMATED INCOME VERIFICATION

If an applicant clears the ID hurdle, Morgan

By Paul Willis, LinnellTaylor Marketing

Streamlining the Rental Application Process

these histories with screening databases and credit bureaus, property managers are helping the industry in multiple ways: They’re making it easier for communities to identify quality renters during the screening process, and they’re also improving the financial well-being of residents by building their credit histories. “We really haven’t seen a lot of companies in our industry offer this type of incentive to residents until recently,” Amy Weissberger says. “It benefits us because they are paying rent on time, and it benefits residents because they are improving and building their credit. Down the line, if they want to purchase a home, it should help with their ability to get approved for a mortgage loan.”

Morgan Properties also uses its screening software to develop different algorithms for risk scores and thresholds based on property types and market needs. But before it even gets to the deeper reaches of the application process, prospects must do their part to verify ID, employment or bank account information. “This process helps put the responsibility of verification on the applicant to go through the qualifying process, as opposed to the site team trying to chase down pay stubs, copies of IDs and other needed documentation,” Ms. Weissberger says. “It results in the applicant moving through the process in more of a self-service fashion.”

Another screening measure immensely valuable to rental-housing operators is a prospect’s rental

But while screening is growing more comprehensive, modern solutions are making the process more efficient for operators and residents, Experian’s Ramos adds. “We have truly entered an era in which technology is reducing friction, doing away with manual processes and ensuring Fair Housing compliance,” he says. “At the same time, it’s giving operators a more holistic and accurate view of applicants than ever before.”

Advanced screening measures become even more valuable when several applicants look very similar on paper. Automated income verification is among the tools that can help a community determine the bestqualified prospects among large pools of comparable applicants. “In the past, the income verification process required associates to do a lot of work and make a lot of phone calls,” says Chris Ramos, Director of Product Management for Experian. “Automated verification eliminates manual steps, results in a more accurate screening process and reduces friction for all involved,” Ramos adds.”

Looking ahead, Experian’s Chris Ramos believes apartment screening could evolve much like the modern mortgage evaluation process, in which automation will extract advanced data points to help make a qualifying determination. “Decision-making will become more complex, as it was very binary in the past based on a credit threshold,” Mr. Ramos says. “Now you’re seeing other data like renter risk scores and payment histories that can offset that credit score. Maybe a renter doesn’t have a lengthy credit history, but they have more than enough income or possess assets that can help bolster their rental application.”

POSITIVE RENTAL HISTORY REPORTING AMONG FUTURE TRENDS

48 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

While rental payment history can provide further clarity for operators, it can be utilized for more than uncovering potentially delinquent renters. Renters who pay on time and in full often don’t receive credit for it as they would for making a monthly mortgage payment. This has prompted some forward-thinking operators to report positive payment histories to credit

While the apartment industry is no stranger to brisk spells of demand, the current housing demand combined with lack of new housing supply is leading to an exceptional volume of applications. While the high demand is good, it challenges property teams to effectively evaluate the influx of applications and determine potentially suitable residents.

payment history. “When you think about the most predictive indicator of an applicant, it’s someone’s rent payment history,” Experian’s Chris Ramos says. “But for the most part, that information hasn’t always been incorporated into the lease application. Using it is a powerful way to create a more comprehensive and more informative screening process.”

Bybureaus.sharing

Properties next concentrates on income verification. Approximately 30% to 40% of the time, the company’s income verification software automatically verifies the prospect’s employment, Amy Weissberger says. In other instances, they will require their future residents to verify their pay stubs or bank statements before finalizing the results within the screening application.

An optimized system fosters more consistent screening procedures, Ms. Weissberger says, as each applicant is evaluated based on the same parameters, and approval or denial of documentation is not subjective. It also ensures compliance with mandates such as Fair Housing. For well-intentioned prospects, the optimized system helps move the application process along more quickly and provides more rapid answers.

THE FUTURE OF RENTAL SCREENINGAPPLICATION

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50 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

By Paul Bergeron

It’s

“Some owners will say, ‘Why should I invest all this money to save on utility costs when it’s the residents who are paying for the costs?’ If you can help your residents to save on their energy bills, they will appreciate it, live more comfortably, and will tend to renew their leases – and that’s huge. After all, residents’ No. 1 complaint is about temperature— either air and/or water.”

Wilkerson said that one of the first things Ginkgo Residential does when taking over as a community’s management company of a community is conducting a blow-door test that measures the home’s energy demand. He said these tests cost about $500 to perform and can save up to $1,000 in energy costs, “mainly because the HVAC systems won’t have to work so hard.”

UTILITY COST PAIN ‘JUST GETTING STARTED’

JUST $0.37 PER DAY

Please turn to page 53

Treitler said utility rates overall, nationwide, are up about 35 percent just this year; natural gas is up about 80 percent in the past three months; and electricity costs are up about 30 percent to 40

Boosting Property Value Through Water and Energy Efficiency

Wilkerson said that by saving 37 cents per day, per unit, a 300-unit building can cut costs by about $40,000 annually.

gnash their teeth over investing in energy conservation, and residents might not fully embrace new behaviors, but “whether you are a renter or an owner, wasting money in any way is never a good idea,” Wilkerson said.

Given the median age for existing apartment stock

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 51

is 40 years, these properties are ripe for improved Ownersconservation.might

hard not to avoid the deluge of climate change-induced news headlines about catastrophic activity such as hurricanes, floods and droughts. But perhaps more newsworthy, according to a panel of apartment industry professionals, is what operators can do in Reducingresponse.their carbon footprint – and more importantly, saving a ton of money – is achievable simply through easy-to-implement water and energy efficiencies that can add substantial dollars to cash flow and property values through modest Theseinvestments.low-cost preventive maintenance changes need to be repeated but are often overlooked with staffing changes or more urgent daily demands.

Mary Nitschke, vice president, sustainability, RealPage; Scott Wilkerson, principal and COO, Ginkgo Residential; and Marc Treitler, president of sustainability solutions, general counsel, Conservice; offered these calls to action at National Apartment Association’s Apartmentalize conference recently in San Diego.

52 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 (619) 867-1713

“Do an energy saving project and then validate it by looking at the numbers and comparing,” she said. “Sustainability is not necessarily about saving energy, it’s about doing more with less.”

Wilkerson said, “Yes, track data on energy use, but more importantly, you have to do something about what you discover. Take action.”

Continued from page 51

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 53

Finding errors in billing is another way to save. Treitler estimated that 15 percent to 25 percent of invoices have errors “and those errors usually are not in the owners’ favor,” he said.

Nitschke came just short of calling MR16 lighting “evil” and urged operators to replace any of those bulbs with LED.

Nitschke said benchmark properties against each other to see if there is disparity in the billing and usage often leads to savings. She then pointed out that 30 percent of water expense is due to mismanagement and owners benefit when they figure out

“When pools leak water, it means you have to spend more money on pool chemicals for the water needed to refill them; and then there’s the added cost and increased time spent by the maintenance team to do the work,” Wilkerson said.

“If you think rising utility costs have been painful, well really, the pain is just getting started,” Wilkerson said.

THE ‘METRIC’ SYSTEM

“Don’t use them,” she said. “It’s a huge [energy suck]. LED lighting is much better cost-wise, and won’t burn your fingers when you have to replace them. Separately, when LED lights are used outdoors, they don’t attract insects, which can lead to extermination savings.”

As for individual providers, Treitler said that Illinois’ rates are forecast to rise by 62 percent in the next year; PGE rates in California should rise by about 12 percent; Oklahoma’s could increase 31 percent; and potable water, in general, could spike by about 20 Hepercent.said

“You need to engage with your residents to have them help you to reach these goals because 60 percent to 70 percent of what drives this is their consumption,” Nitschke said, noting that “S” and “G” goals also have merit, but are more difficult to quantify currently.

Metering swimming pools is another smart move, the panel said, because leaks there can be costly to more than just the water bill.

Social, Governance (ESG) is getting a lot of headlines, Nitschke said, and many companies are choosing their “E” goals first – because they are easiest to measure – and then setting out to find ways to achieve them.

of apartments nationwide have submetering. Some states (such as California) mandate them.

Environmental,solutions.

BENCHMARKING LEADS TO REDUCED COSTS

Approximatelypromptly.40percent

Just swapping our leaky flappers helps, and those only cost $2 or $3.

Walking the property helps the onsite team notice color disparities in the lawn, indicating sections where they potentially are getting too much or too little water from sprinklers.

One comprehensive step toward savings is submetering, which can bring 30 percent savings in the near term, the panel said. Submeters are an hourly (not monthly) read, enabling owners to pinpoint when and where leaks could be occurring and fix them

RID THE PROPERTY OF MR16 LIGHTING

Installing low-flow shower heads can reduce not only water consumption, but save on heating the water.

that by analyzing providers that are available in the states that allow operators to choose their providers, “we’ve seen cost savings in the six digits just by shopping around. A large property in San Jose saved Consumers$240,000.”alsomust consider when they are using these resources, Treitler said. In Texas, rates change hourly “so you have to stay on top of it,” he said. “Some providers charge based on when it’s being consumed, so doing things like charging an electric vehicle overnight is more cost-effective.”

percent in the past two years. Not to mention: a great deal of electricity is generated through natural gas.

“When residents have to pay for what they use in water and power, they will use less,” Treitler said. “The payback period for installing them is very short.”

Pool deck and in-pool lighting “looks beautiful,” but many fixtures are high-energy bulbs, the panel said, and encouraged owners to look for alternatives.

54 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

“To me, the Income Property Management Expo is and has always been the ‘must attend’ event for members of the Apartment Association of Greater Los Angeles who want to hear from important leaders in the rental housing business, meet hundreds of vendors who serve our industry and interact with thousands of investors and peers”, said Daniel Yukelson, Executive Director of the Apartment Association of Greater Los Angeles. Yukelson will be a speaker at the event as well.

Exploring Investment Opportunities in Alternative Housing This October 18th!

guest speakers will provide an update on the impact of COVID-related restrictions, rent control and proposed legislation, capital improvements and ADA Compliance, and tenant screening and fair housing. IPME speakers will offer fresh strategies so attendees can get back into the game of making informed real estate decisions.

IPMEpost-

Don’t Miss the Fall 2022 Income Property Management Expo

more than a decade, the Income Property Management Expo (IPME) has provided property owners, managers, investors, and real estate professionals with the information they require to succeed in this ever-changing real estate market. With the increased demand for rental housing, an unprecedented rate of inflation, rising interest rates and pandemic-driven regulatory issues, now is the time to gather with peers and get the professional advice and strategies you need to succeed. With the pandemic almost completely behind us, it’s now time to gather in person, be reinvigorated, get back to work; and learn how to navigate the new real estate market landscape. IPME attendees will discover the secret to getting their power back as property owners and investors in this

is the largest, most important annual property management expo and conference focusing on the Greater Los Angeles Area. IPME will allow you to explore new investment opportunities within alternative and affordable housing trends like Accessory Dwelling Units (ADUs), Modular Housing, and Micro Apartments. In fact, there will be interactive alternative home solutions featuring tiny home builders, plus other livable solutions. Featured

Beyond the emphasis on alternative housing, IPME will provide access to innovative and affordable products, services, and free education pertaining to investment strategy, changes in legislation, costeffective maintenance, management and operation of rental housing, multifamily, and commercial properties. Travis Watson, President of Apartment News Publications, was enthusiastic about the show

Please turn to page 57

For

Southern California To reserve a booth call us today (800) 931-6666 HUNDREDS OF VENDORS & EDUCATIONAL SEMINARS FREE ADMISSION! WITH REGISTRATION PRE-REGISTER NOW IPMEXPO.COM Pasadena Convention Center October 18th, 2022 9am - 4pm

56 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7 Featured at Register for FREE tickets at www.IPMExpo.com We help governments, insurance companies and businesses rapidly deploy clean and safe housing. We build affordable housing units that expand from an easily-transportable unit into a comfortable temporary dwelling. They are the ideal solution for remote contractors, events, homeless housing, first responders and disaster relief. 4040 Calle Platino Suite 109 Oceanside, CA 92056 +1 877 hello@foldum.com7FOLDUMwww.foldum.com

With COVID pandemic hopefully behind us, IPME has brought out the big guns with speakers, exhibits, and interactive displays to help navigate this postpandemic world. It’s time to get back to the business of real estate investing and management. Yukelson is energized and ready to go, as well. “I encourage every income property investor and property manager to join us and to engage with the housing industry at large,” he said.

he sponsors, “Our expo and conference this past March had set new attendance records, and we expect the renewed level of engagement to continue into the October 18th expo with new guest speakers and features, like our ADU and “Tiny Home” exhibits which will highlight future investment opportunities and more. Expo attendees will experience a full day of interactive seminars, groundbreaking real estate strategies, and over 100+ products and service exhibits as well as networking opportunities.” Travis continued: “October’s expo will also feature wine tasting sponsored by the Apartment Association of Greater Los Angeles and led by a famous, Santa Barbara County winemaker from Fiddlehead Cellars.”

and familiar speakers along with more informative strategies any real estate investor can use… I’m ready for IPME!”

Property Management Expo & Exhibition (IPME) will be held on Tuesday, October 18th at the Pasadena Convention Center in Exhibit Halls A and B, from 9:00 A.M. to 4:00 P.M. Admission is free. Seminar seating is limited. Interested exhibitors may call Jordan Smith at (800) 931-6666 or email RSVP@IPMExpo.com. For information, pre-registration, and conference agenda updates, please visit www.incomepropertyexpo.com.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 57

“Usually, I try not to make eye contact with exhibitors when I go to conferences, but with IPME, I make a beeline to several booths that have proven to be a boon to my business”, said Teresa R. a recent attendee. Attendees are always impressed by the information they gather from IPME, including tips for practical application to their everyday management and operations. The sessions and exhibits not only provide solutions, but present strategies and legal content that users can use and implement immediately. Many of these presentations are standing room only. Topics covered include the top property management issues such as the increase in single-family rentals, consolidation in the industry, additional regulation, supply chain shortages and alternative housing trends like ADUs, Tiny and Mobile Homes, to name a few.

Beyond a full slate of speakers and seminars, the exhibition hall is loaded with relevant vendors, showcasing products, services, live demonstrations, and interactive displays that are designed to help you build and manage your real estate investments easier. Such products and services include the latest in management software, analysis tools, energy systems, lighting, roofing, safety equipment, financial and tax planning, lending, tenant screening and insurance, tax, and legal services to improve property performance and reduce operating costs. And yes, ADU, Tiny and Mobile Home investment strategies and information. These are professionals helping professionals do their job better.

Continued from page 54

May 2022 IPME showgoer and investor Cindi S. said, “IPME shot out of a cannon with its May show, I can’t wait to attend the October show, new issues, new

To help motivate, re-energize, and educate IPME showgoers, speaker presentations will include leading ADU and retrofit experts like Helen Fower and David Tashroudian, multi- family industry professionals Daniel Yukelson, Executive Director of the Apartment Association of Greater Los Angeles. Michael Brennan, Esq. of Brennan Law Firm; Dennis Block, Esq. of Dennis Block & Associates, and Rusty Tweed of TFS Properties, among others will tackle the thorny tax and real estate challenges we all face. Additional distinguished first-time speakers like Christy Kim of Engineering & Science, Elizabeth Reynolds of Reynolds Realty Advisors, and Orrin Barrow Kay Properties & Investments will bring their property expertise to the show.

The expo and conference truly is a day packed with well-known speakers Rent Control, Tax-Deferred Investment Opportunities and Strategies, Estate Planning, ADA Compliance, Tenant Retention, new investment strategies with ADUs and mobile homes, and so much more. Watson continued “It’s a day that will provide immediate dividends for you and your P&L, and entry to this show is free!”

58 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

Income Property Advisors Inc. (858)279-1500

Lyon Living (949)838-1274

San Terra Properties ................. (858)832-7800

The Dylan | Afton Properties . . . . . . . . . . (760)439-2752

ADD Realty, Inc...................... (619)232-6811

The Helm Management (619)589-6222

A

Elite Property Management (619)823-3712

Olympus Property (858)268-8858

Five Peaks Property Management ..... (619)814-7505

Hanover Little Italy (619)677-1799

Paul Langley Company (415)431-9104

Iconic on Alvarado | BH Management Services

Antelope Ridge (Sentinel Real Estate) (951)672-8181

Torrey Pines Property Management.... (858)454-4200

Delta Property Management (619)465-5851

Euston Management (858)793-8899

Stafford Property Group.............. (619)957-7326

Parkdale Apartments | Norco Mgmt. Corp.(760)737-9017

Urban Coast Properties, Inc. (619)797-6733

HeetWave Properties (888)557-4338

Arbors at California Oaks Apartment Homes(951)461-3264

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

Horizon Properties Management Service(619)482-3054

South Bay Community Services (619)420-3620

SunRidge Properties, Inc. . . . . . . . . . . . . (858)578-3600

Whispering Oaks Apartments | Greystar (760)471-1262

Summit Realty and Management (619)423-3023

Logan Property Management (619)260-5562

Winn Residential (559)435-3434

Core Property Group (619)399-7279

Noah Realty (858)504-0416

................................... (619)500-8509

V Valentina by Alta (619)391-2700

Cambridge Management Group, AMO (619)497-0771

I IPI Property Management (858)277-2700

JHB California Properties, LLC (760)722-6421

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

Brennan And Associates Inc. (619)475-2470

ScottWay Capital.................... (619)209-3544

Skyline Management Group, Inc (310)246-4750x818

All Points Real Estate (619)298-7724

E

Arbor Terrace ....................... (619)293-3612

K

Maya Linda Apartments.............. (858)566-5350

Holland Partner Group (360)940-0251

Asset Property Management (858)560-9363 Avenue 5 (206)582-3333

Griffis Mission Valley (619)220-0530

Jensen Properties ................... (858)449-7294

M

W

CASAVIDA (858)454-8857

Team Bourda Incorporated (619)851-3784

Sun An Sea Property Mgmt. (619)298-4160

Griswold Real Estate Mgmt., Inc. ...... (858)597-6100

Foothills at Old Town (951)676-7545

Common Living Inc. (844)612-6697

KFR STAR Realty (619)293-7653

People Helping Others Prop. Mgmt. (619)282-5400

Pierside South | Greystar . . . . . . . . . . . . . (760)433-3500

R. A. Snyder Properties, Inc. (619)297-0274

. . . . . . . . . . . . . . . . .

D

Barone Galasso & Associates, Inc...... (619)855-5241

Premier Real Estate Management, Inc. (619)632-6852

Cushman & Wakefield (949)224-2929

Kleege Enterprises (858)481-3081

Sardo Properties (619)405-9418

Heartland Associates Inc. . . . . . . . . . . . . (619)462-2082

655 WB Operating LLC (619)702-0655

SD Rent Pros (619)884-0906

Willin Properties ..................... (619)298-0500

Trilar Management Group (760)929-4940

Homes Management, ATS Homes, Inc. (760)432-4663

City View Apartments|Greystar ........ (619)234-0134

Melroy Asset Management (858)483-5111

R R & V Management (619)285-5500

Mira Bella Apartments | Simpson Property(858)560-5720Group

Southwest Equity Partners (760)419-5300

Ocean Breeze Apartments|Greystar.... (619)428-3369

U UDR, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . (720)283-6120

Interfaith Housing Assistance Corporation(619)668-1532

Choice Properties / Point Loma Real Estate (619)223-4075

Beard Property Management . . . . . . . . . (619)892-8722

J

L

Liberty Military Housing . . . . . . . . . . . . . . (858)874-8100

Cardinal Group Management . .

H

Humphreys Residential . . . . . . . . . . . . . . (619)865-0389

Leonero Properties (619)273-4350

Rohn Properties Management (619)990-7433

Buchanan Property Management Corp. (619)269-0276

................................... (619)286-3990

Pasas Properties, Inc. (619)607-7560

S

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 59SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 5

Brentwood Management Co. (619)220-8595

Bridge Property Management (801)716-5795

F

Gables Point Loma (619)223-6577

H.G. Fenton Company (619)400-0120

P

Douglas Allred Company ............. (858)793-0202

Richman Property Services (813)262-0401

Award Property Mgmt (619)471-1755

The Legacy Real Estate Company (619)980-7467

B

Modera San Diego | Mill Creek Residential

Community Research Foundation, Inc. (619)275-0822

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

C

FBS Property Management, AMO (619)286-4721

Campus Village 1, 2 & 3 | 6 Star Properties(619)583-3339

RG Investment Real Estate Services Inc.(858)268-5004

American Assets Trust (858)350-2564

Cirrus Asset Management, Inc. (818)222-4840

Brycorp, Inc......................... (619)920-7174

Rehmann Realty Group (619)440-5669

MG Properties (858)658-0500

The Phillips Group- Property Management(619)407-8729

The Premiere Residential, LLC (858)455-7711

Pacific Commercial Management, Inc (858)450-6886

. . . . . . . . . . . . . . . . . . . .

ISG Real Estate (619)500-5860

AltaCima Apartment Homes (858)565-8333

Gables at Alta Murrieta............... (951)698-0628

Book and Ladder (949)209-8347x0029

T Thatcher Properties, Inc. (619)286-4250

Rolling Hills Gardens | Greystar (619)482-7583

Professional Real Estate Management (619)297-7736

Chase Pacific Property Management and Real Estate Services (858)271-8841

REC Properties| Peasquitos Point Apts. (858)484-5047

Valor Property Management (619)771-2600

River Oaks |Waterton Residential . . . . . . (760)721-8585

Hanken, Cono, Assad & Co. (619)698-4770

O

Real Property Management........... (760)434-1791

Scott Management Company (310)370-2696

The Rey Apartments | Berkshire Communities(408)614-5587

N Nick Pappageorgio Company......... (858)357-9472

Alliance Investment Corp. (858)597-4900

Sea West Property Management (760)787-6035

Gables Oak Creek (951)600-9696

Bob Cota Realty (619)465-9934

Sunrise Management Company AMO (858)751-1768

Eagle Glen Apartments | Greystar (951)461-4565

G

Pierside North | Greystar (949)202-3991

They Want an Offer, and Want it NOW

60 SEPTEMBER 2022 Low cost financing for Multi-Family1 Apartment properties. Refinance today, beat inflation and higher rates tomorrow! 13 or more units to an LLC, Corp, or Partnership – 5 or more units to individuals and other entities. Loans subject to borrower and property qualifications. Brokered originations are not eligible. Other restrictions may apply. All rates, fees, terms and programs are subject to change without notice except as required by law. ©2022 Provident Bank. NMLS #449980. All rights reserved. Member FDIC. REV0122 | 855-217-3541 Since 1956 HOMEGROWN & LOCAL JERRY FURLONG NMLS #1951320 Vice President, Commercial Loan Officer (949) 940-5950 | JFurlong@myprovident.com

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

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.”

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

They Want to See Diversity and Inclusion

| Southern California Rental Housing Association Rental Advisor April 2022 financialadvisorsvouchersworkingLascorridorareatheThe financial not Phone(858 www Securities of fered throughC oncorde Invest SECRegisteredInvestment Advisor.Financ not legal or ta xadvice. Thereare material ri risks, potential adverset ax consequences, Aubrey Morrow CERTIFIED FINANCIAL PL ANNER™ Practitioner Market Values at AL LT IMEHIG H FinancialDesigns, Ltd 5075 Shoreham Place, Suite200 SanDiego,C A9 2122 OwnA ppr eciatedInvestme nt Re al Es tate? Selling AppreciatedInvestmentProperties? BigTaxes on Profits! Consider 10 31 ExchangeOptions Case Study Online Webinar sS at ur days @10amand on -demand Seew ww.Ren talO wner Work shop.c om

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.

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.

FINANCIAL SERVICES

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

Cleanology Housekeeping Personnel Service(619)281-2532

Innovative Building Materials .......... (813)997-3152

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

TASORO (330)429-1389

Pacific InterWest (657)276-1629

Chase Commercial Term Lending (619)464-1597

EXTERMINATORS & PEST CONTROL

APPLIANCE SALES

Larry O’Dell Construction (619)501-5252

Pacific Green Landscape, Inc. . . . . . . . . (619)390-9962

Standard Electronics (619)596-9950

Workright Property Services Inc (858)751-6312

Lloyd Pest Control (619)668-1958

Star Flooring & Remodeling........... (619)282-4000

Farmers Insurance McWhirter Agency (619)463-7320

EMPLOYMENT AGENCY

BluSky Restoration Contractors, LLC (858)336-9695

INTERIOR FINISHES

. . . . . .

PWS Laundry/Alliance (323)490-1868

APPLIANCE PARTS & REPAIR

CARPET SALES & FLOORING

State Farm Insurance Kathy Jurgensen (951)225-4940

COIN-OPERATED LAUNDRY EQUIPMENT

Pacific Bathtub Refinishers Inc......... (619)772-2535

Todd A. Brisco & Associates, APC ..... (714)634-2814

WASH Multifamily Laundry Systems (800)421-6897

Financial Designs, Ltd. (858)597-1980

ATI Restoration, LLC (619)318-2807

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

BATHROOM REMODELING & REFINISHING

Heinz & Feinberg (619)238-5454

MyPoint Credit Union (858)268-7203

LeaseLock (310)906-2910

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

FSI Construction . . . . . . . . . . . . . . (713)690-5330

Kimball, Tirey & St. John LLP (619)0234-1690

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

COLLECTIONS / EVICTIONS

CONSTRUCTION MANAGEMENT

Citiwide Restoration (858)231-2801

America’s Finest Carpet Company (800)888-1568

BATHROOM REFINISHING

A-Tech Systems (909)444-9695

Quantum Fiber (360)931-9864

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

Time and Alarm Systems (858)245-1188

MAINTENANCE & REPAIR

SOCi, Inc. (858)335-2185

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

DECK COATING

Cox (949)563-8176

BANKS / FINANCIAL SERVICES; / ENDERS

CONSTRUCTION & REMODELING

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

ICF (503)816-6002

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

Appliance Parts Company (480)755-5540

Dexcore Restoration (619)993-3417

Camp Construction Services (713)413-2267

Professional Maintenance Systems, Inc. (619)549-1821

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

J & C Carpet Company . . . . . . . . . . . . . . (619)498-1424

FLOOR COVERINGS

MAINTENANCE SUPPLY

Rent Dynamics (435)669-4628

American Bathtub Refinishers......... (619)265-8126

EMERGENCY SERVICE FLOOD/ FIRE Commercial Restoration Company . . . . (858)922-3218

PCC Trip Hazard Removal (760)658-6116

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 61SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 7

BROKERAGE

CARPET CLEANING

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

TASORO (330)429-1389

COURTESY PATROL

APARTMENT BROKERAGE/SALES

TASORO (330)429-1389

Cort Furniture Rental (858)549-0800

Luther Burbank Savings (858)436-1819

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

ASPHALT & ASPHALT MAINTENANCE

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

Snapp & Associates Insurance Services, Inc.

LENDERS

Superior Abatement Services, Inc. (619)458-1763

LEAK DETECTION

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

TASORO (330)429-1389

TASORO (330)429-1389

TASORO (330)429-1389

CLEANING & JANITORIAL SERVICES

San Diego Backflow Testing, Inc. ...... (619)916-8054

CABINET AND COUNTERTOPS

Cleanology Housekeeping Personnel Service(619)281-2532

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

Southern Cross Property Consultants (858)945-2629

City Wide Protection Services, Inc (619)929-2628

ATI Restoration, LLC ................. (619)318-2807

FURNITURE RENTALS

DRAWERS & DRAWER PULLS

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

General Coatings Corporation (858)587-1277

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

ENERGY EFFICIENCY CONSULTING

HEATING & AIR CONDITIONING

INTERNET ADVERTISING SERVICE

GENERAL CONTRACTORS

KITCHEN REMODELING

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

The Liberty Group (951)744-0057

FLOOD DAMAGE

................................... (619)254-9478

CVA Security ....................... (619)726-8200

LANDSCAPE MAINTENANCE & SERVICE

McMillin Contracting Services (619)401-7000

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

Cable, Pipe & Leak Detection, Inc. 619.873.1530

Zumper (415)361-1351

Symons Fire Protection (619)588-6364

Pro Specialty Insurance Services (503)799-6449

Washtek, Inc. (760)735-2495

KJ Carpet Wholesale (909)455-0180

All Valley Washer Service (800)247-1100

HD Supply (858)226-9671

FIRE EQUIPMENT SALES & SERVICE

RAPIDSOFT SOLUTIONS (619)752-4929

MSE Landscape Professionals, Inc. (760)579-2574

FITNESS EQUIPMENT & SALES

Kennedy Electric ..................... 619.582.6568

Sid’s Carpet Barn, Inc. (619)477-7000

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

BACKFLOW TESTING

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

ATTORNEYS-AT-LAW

Rent. (626)660-4583

Bay Alarm Company (858)205-7223

Opti-Fit (619)822-7370

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

General Coatings Corporation . . . . . . . . (858)587-1277

TASORO ........................... (330)429-1389

The Phoenix Staffing Company (855)222-4136

ENVIRONMENTAL: ASBESTOS/ LEAD/ MOLD

ELECTRICAL CONTRACTORS

INSURANCE

Fast Affordable Restorations (858)449-7294

LIGHTING

INTERNET SERVICE PROVIDER

Pacific Backflow Company, Inc. (760)639-4000

Apartments.com (888)658-7368

ADVERTISING & MARKETING

PEST CONTROL

Four Seasons Tree Care.............. (760)822-0309

SECURE RENTAL FORMS

PARKING ENFORCEMENT

PROPERTY MANAGEMENT PERSONNEL

Lee & Associates Commercial RE (760)929-7846

Conservice Utility Billing & Mgmt (602)481-7440

Hotwire Communications (954)809-9577

BIO-ONE of Poway.................. (858)261-4527

Eagle Paving (858)486-6400

Securitas Mobile Guarding (619)214-4919

BG Multifamily (619)785-3164 InterSolutions (858)381-4378

Ivy Energy .......................... (858)682-3489

WasteXperts, Inc .................... (206)496-9289

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

WATERPROOFING

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

socalrha.org Dreamstime.com|PanyoSunan©

Kilter Termite and Pest Control . . . . . . . . (714)348-0488

TRAUMA SCENE CLEAN UP

PROPERTY MANAGEMENT

RENOVATIONS & REMODELING

Stealth Monitoring (214)341-0123

ADT Smart Communities (562)712-7504

SERVPRO of Sorrento Valley (575)420-3885

PAINT MANUFACTURERS & SUPPLIES

AppFolio (805)308-6274 Yardi Systems . . . . . . . . . . . . . . . . . . . . . . (805)699-2040

Optimum Seismic (818)625-2908

Domuso (469)286-9619

Covest Properties Inc. (760)214-9240

SMART TECHNOLOGY

Commercial & Industrial Roofing (619)465-3737

Reliant Parking Solutions (888)977-6848

Livable............................. (877)789-6027

Hometown Restoration . . . . . . . . . . . . . . (858)663-8330

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

62 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

ODOR CONTROL

ALN Apartment Data (800)643-6416x218

ACI Apartments Office (619)725-3624

TASORO (330)429-1389

ATCO Pest Control (760)418-4573

MOLD INSPECTION & REMEDIATION

Pro-Tech Painting Company (858)527-0200

Security First (619)243-3992

JDS Security (619)781-8694

SEISMIC RETROFIT

TENANT SCREENING

Voit Real Estate Services (858)458-3337

socalrha.org

PAVING MAINTENANCE

Restoration Management Company ... (858)935-1170

Newman Windows and Doors (760)438-8080

Dreamstime.com|PanyoSunan© 8 AUGUST 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

Wakeland Housing & Development .... (619)326-6213 Rowland Realty (619)223-1621

SatisFacts Research ................. (866)655-1490

SECURITY SERVICES

REAL ESTATE

SUBMETERING / BILLING SERVICES

TREE SERVICES

AMS Construction................... (949)388-0289

KCB Screening LLC (714)384-7047

BlueInk

A-1 All American Roofing Company (858)539-9113 Guardian Roofs (714)633-3619

City Wide Protection Services, Inc . . . . . (619)929-2628

Lixil Water Technology Americas (760)215-5803

TOWING SERVICES

MARKET RESEARCH

McMillin Contracting Services (619)401-7000

SECURITY GUARD PATROL

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

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

SafeRent Solutions (419)367-7615

General Coatings Corporation (858)587-1277

PROPERTY MANAGEMENT SOFTWARE

WINDOWS

City Wide Protection Services, Inc (619)929-2628

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

BlueInk

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

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

California Safety Agency . . . . . . . . . . . . . (866)996-6990

Signal 88 Security of Oceanside - Escondido(877)779-7980

First Onsite (858)880-5419

WATER DAMAGE RESTORATION

SECURE RENTAL FORMS

REPUTATION MANAGEMENT

RATIO UTILITY BILLING SYSTEMS

WATER DAMAGE RESTORATION

PLUMBING SUPPLIES

Generation Contracting & Emergency Services,(858)705-1501Inc.

PAINTING

ROOFING

General Coatings Corporation (858)587-1277

WASTE MANAGEMENT

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

Western Towing (619)997-0904

Sully-Jones Roofing (800)611-3110

ATI Restoration, LLC (619)318-2807

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 63 April 2022 socalrha.org | 25

Lumen Quantum Fiber 23

AA Feders

. . . . . . . . . . . . . . . . . . . . . . . . . . .

Red Tower Capital 49 HEATING

COMMERCIAL LENDING

Lowe’s Pro Supply 41 SIVAN Windows & Doors ......................65

Dennis P. Block & Associates

TOWING / PARKING CONTROL / SIGNAGE Western Towing. ..............................23

Livable 20

1031 EXCHANGES

YardiBreeze 30

AA Feders 46

Lowe’s Pro Supply

Financial Designs, Ltd. 60

ELECTRICAL SERVICES

Dennis P. Block & Associates ...................11

AA Feders 46

AA Feders 46

APARTMENT ASSOCIATIONS

CREDIT CHECKS ApplyConnect ............................... 63

1031 Capital Solutions 34

Aztec Appliance

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46

Lowe’s Pro Supply 41

Life Deck.....................................60

Red Tower Capital .49

Kay Properties & Investments 44

Genie Air Conditioning.........................50

Lowe’s Pro Supply 41

ASPHALT

Newfront Insurance 66

Luther Burbank Savings 20

PEST / TERMITE CONTROL

TENANT SCREENING ApplyConnect ............................... 63

............................41

BACKGROUND SCREENING

AA Feders

..............................67

Lowe’s Pro Supply ............................41

PayRent. 44

ENGINEERING

EARTHQUAKE RETROFITTING & ENGINEERING

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46

Lowe’s Pro Supply

Aztec Appliance WASH Laundry...............................49

67

ENERGY SAVING / REBATES

INTERNET SERVICE PROVIDER

TOILETS/SINKS/FAUCETS

MGB Construction 37

PROPERTY MANAGEMENT

UTILITIES REBATES

Lowe’s Pro Supply 41

WINDOWS & DOORS

Apartment Management Magazine cannot guarantee or be responsible for the products or services offered by advertisers in this publication - AMM 7-1

APPLIANCE SALES

DECKING & STAIRS / MAGNESITE / WATERPROOFING

Southern California Rental Housing Association 4

LRS Property Management 52

PROPERTY MANAGEMENT SOFTWARE

41

COIN-OP LAUNDRY SALES

SEISMIC RETROFIT / SOFT STORY ADU1. 13

Kennedy Electric. 15

XTermite 2

AA Feders 46

RATIO UTILITY BILLING

64 SEPTEMBER 2022 - APARTMENT MANAGEMENT MAGAZINE AMM7

American Bathtub Refinishers 17

PAINT & PLASTERING

Aztec Appliance 67

ApplyConnect 63

Lowe’s Pro Supply

...................11

Livable 20

Genie Air Conditioning 50

KITCHEN REMODELING

LEGAL & EVICTION SERVICES

ADU1. 13

INSURANCE

Lowe’s Pro Supply 41

RENT COLLECTION / PAYMENT PROCESSING

ADU1. 13

Aztec Appliance 67

FINANCIAL / ESTATE PLANNING

AIR-CONDITIONING

COUNTERTOPS

41

CABINETS

Aztec Appliance ..............................67

Livable 20

WATER HEATERS/BOILERS

Done Rite Painting, Inc. 9

Provident Bank 60

Griswold Real Estate Management 43

BATHROOM REMODELING / REGLAZING

COLLECTIONS

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 65 PRICE BEST GUARANTEE 6 WINDOWS + 1 PATIO DOOR 99 per month* $ WHOLE HOUSE We can assist apartment owners in choosing the perfect replacement window or door plan to fit their needs EXTERIOR & PATIO DOORS • FRENCH SLIDING DOORS • INSTALLATION RETRO FIT WINDOWS • FIBERGLASS, VINYL, CUSTOM WINDOWS AND MORE. NEW! TRINSIC™ SERIES | V300 ALL BLACK VINYL! YOUR TRUSTED SOURCEYOUR TRUSTED SOURCE FOR FOR APARTMENT AOWNERS PARTMENT OWNERS SPECIAL Quality windows and doors at the price you deserve. PURCHASE PURCHASE DIRECT FROMDIRECT FROM WHOLESALER. WHOLESALER. N O PUSHY SALESPEOPLE VISIT OUR SHOWROOM 9596 Chesapeake Drive Suite B San Diego, CA 92123 CALL NOW FOR A FREE ESTIMATE! SivanWindowsandDoors.com 888.383.6798 LIC # 1000582 *Any finance terms advertised are estimates only with an interest rate of 2 99% for 60 months on approved credit through a third party lender This offer not valid with any other offer and cannot be combined Some restrictions may apply on window and door sizes Discount applied by representative at the time of contract execution Expires END OF MONTH

5% Get Your FREE Quote To take advantage of these exclusive readership savings, please go to www.ANPSavesU.com or call (855) 830-8954

aztecappliance Sat 10am-4pm Huge Clearance Center Largest Selection in San Diego Famous quality and value since 1974 Professional Delivery, Installation, & Haul Away Property Management & Commercial Accounts Welcome 100’S OF MODELS AND BRANDS TO CHOOSE FROM! WeWelcomeResidentialandCommercialClients. ServingSanDiegosince1974! 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! LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRESS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASHERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIANCES, WATER HEATERS & ACCESSORIES FORFAMOUSVALUE 4070 Kearny Mesa Road, San Diego, CA 92111 Phone: (619) 236-0616 (ask for Joan) E-Mail:Joan@aztecappliance.com Mon.-Fri. 8:30am-5:30pmSat.10am-4pm

U.S.PRESORTEDSTANDARDPOSTAGEPAIDLOSANGELES,CAPERMIT#1831APARTMENT MANAGEMENT MAGAZINES Real Estate Investment Opportunity Investment Highlights This offering is a Regulation D, Rule 506c offering 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 confiden tial Private Placement Memorandum (the “Memorandum”) Please read the entire Memorandum paying special attention to the risk section prior investing This material is not intended as tax or legal advice There are material risks associated with investing in real estate, Limited Liability Com pany owned (LLC) properties, LLC interests, promissory notes, 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 net leased properties short term leases associated with net leased properties after the primary lease term has decreased financing risks potential adverse tax consequences, general economic risks including the effects of pandemics and civil unrest, devel opment 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, potential tax benefits 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. Cove Capital Investments, LLC and FNEX Capital are separate entities. LEARN Distribution9.25%coveaptmgtmag.comMORE!1.866.558.4272AnnualizedPotential* with monthly payments via ACH* *The Debentures will bear non-compounded interest at the annual rate of 9.25% per annum (365-day year basis) on the outstanding principal, payable monthly on between the twentieth and twenty fifth day of the following month. An investment in the Debentures will begin accruing interest upon acceptance and closing of the Investor’s Subscription Agreement. There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. FOR INVESTORS SEEKING: ✔ 9.25% Annualized Distribution Potential* ✔ Monthly Payments via ACH* ✔ Minimum Investment $50,000 ✔ Projected Hold Period: 4 Years with a limited liquidity feature ✔ Available for IRAs and 401ks ✔ Accredited investors only ✔ MONTHLYPOTENTIALINCOME ✔ ALTERNATIVE TO INCREDIBLY LOW RETURNS AT THE BANK ✔ ALTERNATIVE TO STOCK MARKET VOLATILITY Scan for more info!