Southern California Rental Housing Association Rental Advisor Magazine - September 2023

LICENSE #570472

2023 EXECUTIVE OFFICERS

President

Vice President

Todd Henderson, Independent Owner

Secretary

Natasha Howell, Independent Owner

Treasurer

Buck Buchanan, Independent Owner

Legislative Chair Greystar

Immediate Past President

Lucinda Lilley, CPM®, CAPS®, GRI®,

Bridging In uence

2023 DIRECTORS

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

Alex Winborn, H.G. Fenton Company

Jay Lopeman, CAS®

Jennifer Ford, Douglas Allred Company

MAGAZINE STAFF

Publisher Apartment News Publications, Inc.

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

ASSOCIATION STAFF

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

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

Molly Kirkland, mkirkland@socalrha.org 858.751.2200

Kim Zebroski, kzebroski@socalrha.org 858.751.2220

Lindsey Lee, Marketing Manager llee@socalrha.org 858.751.2218

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

&

Kimmi McBryde, Mark Feinberg, Heinz & Feinberg

Matt Ruane, Liberty Military Housing

Scott Ledesma, Generation Contracting & Emergency Services

Shannon Kelly, Independent Owner

Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219

HONORARY LIFE ADVISOR

Wesley Harker

Our Address

Southern California Rental Housing Association

Toll Free: 888.762.7313

Fax: 888.871.5229 socalrha.org

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

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

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

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OUR VISION

Reenvisioning quality housing for all OUR MISSION

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

SCRHA Housing Provider & Resident Rights and Responsibilities

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

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

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

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

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

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

Adherence to housing quality and equity standards and regulations

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

Review and follow rental agreement terms, including timely rental payments

Maintain a clean and habitable home

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

Aiesha Blevins

2023 President Southern California Rental Housing Association

President’s Message: Celebrating

the Fall

Now that students have returned to school and pumpkin spice lattes are back at Starbucks, it’s undeniable that fall is in the air With the start of fall, it’s time to look forward to the many great events at the Association .

The season kicks off on October 6 with the Meeting of the Membership This event will include:

• An update on the State of the Association

• A vote on the 2024 Slate of Officers and Director of the Board; and

• Updates on rent control efforts at the state and federal levels

I’m also looking forward to the insights that will be shared at the Annual Apartment Perspective on October 26, featuring panelists Rick Snyder, Chair-Elect, National Apartment Association, Chris Honeycutt, President, Constellation Realty Management, and David Tarquin Jr . CFA, Founder, ORKA Holdings with Robert Vallera CCIM, Partner, Voit Real Estate Services, as moderator You will want to take advantage of this opportunity to learn more about what to expect in the business environment in 2024 .

If you’re a property manager 40 years or younger, make sure to reserve your seat at the NextGen Leadership’s Professional Development Mentorship Roundtable on October 18 . This event is a unique chance to meet industry leaders in a small-group setting Seats are limited, so save your seat before the event sells out!

I’m also very excited about the premier event of the

year, the Mark of Excellence Awards, on December 1! This is not only a night of celebration but a pivotal moment to show the strength of our industry . If you’d like to support the incredible professionals who set the mark of excellence in rental housing, become a sponsor to gain visibility and recognition . If you have been nominated, don’t forget to buy your ticket .

To express your interest in sponsoring the Mark of Excellence or to learn more about other sponsorships, please reach out to us at info@socalrha org

Families Fund, for the purpose of spending these tax dollars on rental assistance, homelessness, affordable housing, and housing counseling services.

Further, AB 1199 would require a qualified entity, currently defined as a limited liability company or limited partnership, owning multifamily or singlefamily rental homes, to report specified information about the property each year to the Secretary of State’s Office. That office would have to create a searchable database on its website.

What is the definition of insanity according to Einstein? “Doing the same thing over and over and expecting different results.” Well, here we go again. Assembly Member Buffy Wicks has proposed legislation for the third year-in-a-row that would force rental housing providers to register their properties with the government.

Your continued dedication and involvement make all the difference. Together, we’re a force to be reckoned with, and our impact continues to grow . Sign up for SCRHA emails, mark your calendars for upcoming events, and sign up early to ensure your seat at our fall classes and events .

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

AB 1188 would require cities and counties to create and administer a rental registry with an online portal designed to receive specified information from landlords who own or operate five or more rental dwellings. The bill would require landlords to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. It also would prohibit a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord has submitted a form on the online portal.

Thank you for being an essential part of our journey towards a better future . Let’s make the rest of this year truly remarkable!

The SCRHA opposed the prior bills and assisted in killing them. We will work toward the same result in 2021 for AB 1188.

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Alan Pentico, CAE

Executive Director

Southern California Rental Housing Association

Executive Director’s Message: The Value of Advocacy

With summer wrapping up and the California Assembly back in session, the advocacy efforts of the Southern California Rental Housing Association are in full swing . In the past month, we’ve seen the Carlsbad City Council vote to approve a nosmoking ordinance, and a proposal for statewide rent control gained enough signatures to be on the ballot in 2024 . These challenges are in addition to other local ordinances, including new Tenant Protection Ordinances in Chula Vista and the City of San Diego, and other challenges throughout our region of San Diego, Imperial, and southern Riverside Counties

While you may be very familiar with our operational support resources, such as operational advice and rental forms, our advocacy is the bedrock of our value as an Association Guided by the Board of Directors and the Legislative Steering Committee, SCRHA stays abreast of regulatory changes that impact your ability to provide rental housing .

We tirelessly engage with elected officials, giving voice to your concerns and sharing your experience As tenants’ rights groups mobilize using social media and other grassroots platforms, our elected officials must hear the concerns of all stakeholders The time we take to track bills, engage with officials, and activate our membership when needed is a full-time job .

We know that your time is a precious resource, and our advocacy work allows you to focus your time and efforts on the essential work of providing housing for our community . As a member, you can concentrate fully on your business, knowing that SCRHA will keep you updated and activate you when it’s most

important to have your voice heard Our advocacy doesn’t just save you time and empowers you to influence the conditions that affect rental housing in Southern California .

However, advocacy is just one facet of what makes our membership invaluable . Ethical practices and transparency are well rooted in the foundation of our organization . We are aware of recent conversations regarding transparency and ethics in professional trade organizations . I wanted to let you know SCRHA practices .

As a Certified Association Executive (CAE), I have the training and knowledge to lead the Board with the highest ethical standards and transparency . Our standards are outlined in our Code of Ethics ., as well as the Housing Provider and Resident Rights & Responsibilities Both documents are found on our website at socalrha .org . If you ever have a question, all you have to do is ask . Please join us for the annual Meeting of the Membership on October 6 During this meeting, we will review the state of the Association and vote on the slate of officers and directors for 2024 . It’s an excellent opportunity to gain insight into what’s happening behind the scenes

Ethical leadership extends beyond our organization and into the wider business community . By fostering a culture of ethical conduct, we empower our members to thrive and elevate the standards of the entire industry

In no small part, our commitment to ethics and transparency gives us the good standing to be effective advocates at all levels of government. This work can’t be done without you, so join SCRHA, share our work, and take action to make your voice heard .

Landlord Legal Questions &Answers

by Kimball, Tirey & St. John LLP

Question: We rent our detached in-laws quarters in the back yard of our property . Can we specify in the “house rules” that no visitors are allowed on the property? Also, can we specify “no smoking” in or around the unit?

Answer: You could prohibit smoking, since it is a health and fire hazard Additionally, in 2011 former Governor Brown signed a law permitting landlords in California to prohibit smoking on their properties . Prohibiting visitors may violate the tenant’s constitutional rights of freedom of association .

Question: We have a tenant who gave us verbal notice to vacate the premises . How do we calculate the rent owed?

Answer: A verbal notice is of no legal effect

The time begins to run when a written notice is served . You would count 30 days of rent

starting the day after written notice is provided .

Question: I have tenants whose lease ends at the end of this month Can I begin to show prospective tenants the unit while my current tenants are still under a lease?

Answer: You can show the property to prospective tenants at any time during the lease or tenancy, after giving notice to your tenant as required by law .

Question: If one tenant moves from one unit to the other unit within one building, can I deduct the security deposit to cover the damages and fix up for the old unit, then ask them to redeposit the amount of money to make up the security deposit for the new unit?

Please turn to page 13

Tirey & St. John LLP is a full-service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website. © 2023 Kimball, Tirey and St. John LLP

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Continued from page 10

Answer: Yes In cases of transfer, in addition to leases or rental agreements for both the old and the new units, landlords may want to use a written transfer agreement to address issues that arise in transfers, such as termination of the old lease and the security deposit . As to the security deposit, landlords have two options: (i) transfer the security deposit from the old lease to the new lease (and specifying the tenant’s obligations if a portion of the security deposit needs to be applied to amounts due for the old unit) or (ii) requiring the tenant to pay a

new security deposit for the new unit

Question: I have recently purchased a 20-unit apartment building . Must I have an apartment manager on site 24 hours a day, 7 days a week?

Answer: California law requires that you have a manager, janitor, housekeeper or other responsible person reside on the premises representing the ownership when there are 16 units or more They do not have to work 24/7

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

Question: How long does an unlawful detainer judgment stay on the tenant’s record?

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

Question: I represent an owner of several buildings who has a few tenants that are past due on their rent . Instead of evicting them, he is offering the tenants a payment plan, if they are willing to sign a promissory note detailing the arrangement . If the tenant defaults on the promissory note, will he have to start a new eviction proceeding with a 3-day notice?

Answer: If a tenant will remain in possession, instead of a promissory note, the landlord may wish to utilize a welldrafted payment plan agreement that specifies failure to pay will be a breach under the lease or rental agreement, allowing the landlord to pursue any remedies allowed by law, including (but not limited to) possession of the property and a money judgment through an unlawful detainer action .

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NAVIGATING CALIFORNIA’S BUILDING BALCONY SAFETY INSPECTIONS OF BALCONIES AND OTHER EXTERIOR ELEVATED ELEMENTS

UNDER SENATE BILLS 721 AND 326

BY OMID GHANADIOF, “DR. BALCONY” AND EEEADVISOR ENGINEERING

A GUIDE FOR LANDLORDS AND BUILDING OWNERS

As a landlord or building owner in California, it is essential to stay informed about the latest legislative developments that impact your responsibilities and obligations Two important bills, Senate Bill 721 (SB 721) and Senate Bill 326 (SB 326), have been enacted to enhance safety standards for multi-unit residential buildings This article aims to provide a comprehensive guide to help you prepare yourself and your building in compliance with these important guidelines

UNDERSTANDING SB 721: BALCONY INSPECTIONS AND REPAIRS FOR MULTIFAMILY RENTAL HOUSING

SB 721, also known as the “Balcony Inspection and Repair Act,” was signed into law in 2018, following a tragic balcony collapse incident in Berkeley This legislation requires the inspection and maintenance of certain exterior elevated elements in multi-unit residential rental buildings, including balconies, decks, stairways, and walkways . The following is a summary of the important aspects of SB 721:

• Covered Buildings: Any residential building with three or more units and at least one

exterior elevated element

• Inspection Frequency : Balconies and other exterior elevated elements must be inspected at least once every six years

• Qualified Inspectors: Licensed architects, civil or structural engineers, or certified contractors to conduct inspections .

• Initial Inspection Due Date : January 1, 2025

A qualified inspector should assess the condition of all exterior elevated elements Inspections should identify visible signs of decay, deterioration, or safety hazards . The inspector will then produce a detailed report that includes recommendations for any necessary repairs or maintenance . Following the inspection, owners should prioritize safety repairs by addressing any identified safety hazards promptly and perform necessary repairs, implement strategies to prevent water intrusion, such as waterproofing and sealing, and replace damaged or deteriorated materials to ensure the structural integrity of balconies and other elements .

UNDERSTANDING SB 326: BALCONY AND ELEVATED WALKWAY INSPECTIONS FOR CONDOMINIUMS

SB 326, also known as the “Building Inspections: Balconies and Elevated Walkways” bill, was signed into law in 2019 . The purpose of this legislation is to prevent accidents related to building structural issues, with a specific focus on balconies and elevated walkways at condominium properties

GUIDELINES FOR INSPECTIONS

When conducting inspections of buildings in accordance with SB 721 and SB 326 in California, inspectors follow specific guidelines and checklists to assess the condition and safety of the exterior elevated elements, such as balconies, decks, stairways, and walkways . While specific checklists may vary slightly based on the inspector or the building’s unique characteristics, here is a general checklist that inspectors commonly use to evaluate buildings and determine compliance:

• Structural Integrity : (i) Inspect the structural components, including beams, columns, and support systems, for signs of deterioration, decay, or damage, and (ii) Look for signs of sagging, cracking, excessive movement, or other indications of compromised structural integrity .

• Waterproofing and Drainage: (i) Check the waterproofing system, including membranes, sealants, and flashing, to ensure effective protection against water intrusion, and (ii) Evaluate the drainage system to verify that it effectively directs water away from the building and prevents pooling or accumulation on balconies and elevated walkways

• Guardrails and Handrails : (i) Examine the guardrails and handrails for stability and secure attachment to the structure, (ii) Ensure that guardrails are of appropriate height and designed to prevent accidental falls and (iii) Confirm that handrails are properly installed and graspable for optimal safety

• Balcony Surface and Flooring : (i) Inspect the balcony surfaces and flooring materials for signs of deterioration, such as cracking, rotting, or loose tiles, and (ii) Check for trip hazards, uneven surfaces, or any other conditions that may compromise safety

• Corrosion and Rust : (i) Assess metal components, such as connectors, fasteners, and structural elements, for signs of corrosion or rust, and (ii) Pay attention to areas where metal is exposed to the elements, as these are particularly susceptible to degradation

• Proper Anchoring and Connections : (i) Verify that all elevated elements are securely anchored and connected to the building’s structure, and (ii) Inspect fasteners, bolts, and connectors to ensure they are properly installed and not showing signs of deterioration .

• Documentation and Maintenance

Records: (i) Review documentation related to previous inspections, repairs, and maintenance activities, and (ii) Ensure that required inspection and repair records are available for review, as mandated by SB 721 and SB 326 .

SHOULD YOU OBTAIN A PERMIT FOR ELEVATED EXTERIOR ELEMENT REPAIRS? YES!

In completing any type of repair work in response to inspections under SB 326 and SB 721, permits should always be obtained . Here are some of the

Please turn to page 18

Welcome New Members

PROPERTY MANAGERS

Abode Communities

Pemberley Realty

INDEPENDENT OWNERS

3738 33rd St. Unit 6

Bob English

Christina Labowicz Company

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reasons why:

• Accountability and Liability: By obtaining a permit, you demonstrate your commitment to fulfilling your responsibilities as a landlord or building owner . In case of any accidents or structural failures, having a permit and documentation of inspections can provide legal protection . It demonstrates that you have taken the necessary steps to ensure the safety of your building and its occupants

• Transparency and Trust : Obtaining a permit and following the proper channels shows transparency to tenants, prospective buyers, and regulatory agencies It enhances the trust and confidence they have in your property It also allows tenants to have peace of mind, knowing that the building has undergone thorough inspections and necessary repairs to ensure their safety .

• Future Reference and Maintenance : Permits and associated documentation create a record of inspections, repairs, and maintenance activities performed on the balconies or elevated elements This record serves as a valuable reference for future inspections, providing a history of maintenance and repairs . It helps to establish a maintenance schedule and track the lifespan of different components,

ensuring the ongoing safety and integrity of the building

• Verification of Qualified Inspections : When you obtain a permit, it often involves submitting inspection reports from qualified professionals who have assessed the condition of the balconies or other exterior elevated elements The permit process provides a system of checks and balances, ensuring that the inspections are conducted by licensed and knowledgeable experts who are familiar with the relevant safety standards

Working on the building without a permit can lead to serious consequences if the city discovers it They have the authority to halt your project and penalize both you and the contractor for a minimum of 90 days .

SB 721 and SB 326 attempt to enhance safety standards in multi-unit residential buildings, emphasizing the inspection, maintenance, and repair of exterior elevated elements like balconies and walkways As a responsible landlord or building owner, it is crucial to familiarize yourself with the requirements of these bills, schedule regular inspections, and promptly address any identified safety hazards . By adhering to these guidelines, you prioritize the well-being of your tenants and contribute to the overall safety of your property .

Omid Ghanadiof is a co-founder of EEEadvisor Engineering, a specialized engineering inspection firm that assists rental property owners and homeowners associations (HOAs) with compliance under state mandated balcony inspection laws per Senate Bills 721 and 326 . For more information, contact Mr . Ghanadiof at (805) 312-8513 or info@DrBalcony .com . Visit their website at www .DrBalcony .com . Let EEEadvisor Engineering help you beat that deadline and address any problems at your multi-unit properties before its too

INSPECTION

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

TECH SUPPORTS TODAY’S PROPERTY OWNERS FOR HEALTHIER FINANCES

Managing properties, whether your own investment or as a fulfilling career, is a lot of work But property managers today have more options than ever for cost-effective ways to manage that work load more easily and effectively . Improved interfaces, faster applications and cloud-storage options make these tools ever-more-accessible and easy to use

AZIBO INTEGRATES PROPERTY MANAGEMENT AND ACCOUNTING IN ONE SYSTEM

A truly free, cloud-based management tool, Azibo sets itself apart from many other property management tools in a few key ways, according to CEO Vikas Gupta

Gupta explains that, while other systems also include options like lease generation and application screening, Azibo is the only one with a bespoke accounting system built in “We realized that most off-the-shelf accounting software aimed at small businesses wasn’t set up for the unique needs of independent rental owners and property managers,” Gupta says “We created integrated accounting and banking to complement our automated rent collection, tenant applications, tenant screening, and lease generation functions to help these owners save time and maximize cash flow ”

Azibo’s accounting was built from the ground up for self-managing independent property owners with anywhere from 1 - 200 units, with tailored features such as a chart of accounts created with property owners in mind and property owners specific financial

reports (e .g ., T-12, rent roll, Schedule E) in addition to the standard reports that all accounting suites provide . The Azibo team worked with an expert in the field so the categories met the needs of customers right off the bat “

The banking piece is important for both compliance and accounting reasons,” Gupta explains “You can bring in your Chase or Wells Fargo or other bank accounts, but with us, one can easilycreate accounts for each property so that bookkeeping is clean; every expense and income through each property specific bank account is connected to the same single property . We also allow bill pay through our system to minimize the need to go to other sites and allow expense coding at the same time . That makes everything easier come tax time ”

Although Azibo sells valued-added services through its platform, such as insurance, that they make money from, use of the software itself is truly free for landlords . It is also completely customizable to the property owner or manager’s needs .

Landlords and property managers say they save 1 to 2 hours per unit per month by using Azibo, Gupta says That

can add up

for owners with multiple units Because late fees are charged automatically and tenants can pay right in the system, landlords also report more on-time rent payments

LIVABLE HELPS PROPERTY OWNERS RECOVER RISING UTILITY COSTS

In an article last week, Globe Street reported that “For Please turn to page 23

Contributed by the Livable Content Team

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

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

Continued from page 21

the first time in Realtor com’s data history, there was a year-over-year rent decline for 0-2 bedroom-units since numbers started to be tracked three years ago The two-bedroom properties dropped 0 .5% to $1,923, which was $10 lower than a year ago and $47 lower than at the July 2022 peak .”

At the same time, the team at Bigger Pockets said that rent growth is negative for the first time in three years, leading to cash flow concerns for some Housing Providers . “Earlier this month, Redfin reported that rent growth slid 0 .6% on a year-over-year basis for the first time since the pandemic This is, of course, a modest decline in rents, but it begs the question: will there be a bigger correction or even a crash in rents?”

“That may not sound like much, but it’s more evidence of a trend we’ve been noticing since November, 2022 And it doesn’t show any signs of slowing as more inventory becomes available,” says Livable CEO Daniel Sharabi .

Globe Street also published an article in June that says “Repairs and maintenance costs rose from $816 to $1,045 and utilities spiked from $1,487 to $1,693 ”

That combination of rising utility costs and softening rents has a lot of independent rental owners who master-bill utilities concerned about the health of their investments But there’s good news! Livable helps those property owners recover those same rising master-billed utilities for a healthier bottom line

Ratio Utility Billing, also known as RUBS, is the pillar of Livable’s utility recovery options RUBS allows landlords to bill residents for their share of master-billed utilities, including water, sewer and trash pickup, in a

way that is fair, accurate and transparent .

The Livable platform takes a variety of factors about the property and its residents into account to calculate their fair shares: square footage, number of occupants, common area amenities like a pool and lawn sprinkler system, in-unit amenities such as a dishwasher or laundry facilities, and more to determine how much each unit is responsible for . Residents can pay the property manager directly or use Livable’s platform to pay their bills each month .

“We’ve seen units recover up to 90% of their masterbilled utilities in as little as 60 days,” Sharabi says . Unlike many platforms, Livable is designed for the independent rental owner, with no minimum number of units required to sign up

Some communities have instituted rent control that includes RUBS, limiting how much housing providers can recover .

Even so, Livable can help Sample Statements generated using the same data show residents how much they would pay for utilities if they could be billed . Studies show that simply informing residents of their consumption can cause them to conserve, reducing bills for housing providers and conserving valuable natural resources . To further that conservation savings, Livable helps educate residents about ways to conserve . “We believe that what’s good for the planet is good for your wallet!” Sharabi says

Stay tuned for part two of our series, coming soon! We will share innovations and cool tools that help housing providers do more in less time while maximizing their real estate investments

Tell them you saw their ad in

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

CALENDAR Register at socalrha.org

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

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

September 15

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

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

September 14

Mastering the City of San Diego TPO: In-Person Class

The deadline to provide notifications and documents to your tenants for the City of San Diego Residential Tenant Protections Ordinance (TPO) is September 21, 2023. This will be the final opportunity to learn in-person about the SD TPO before the deadline passes. Have you done everything you need to do to avoid costly litigation?

ICON KEY

This class is the next step in electrical work and is for maintenance workers looking to gain an in-depth, hands-on understanding of complex control circuits.

ICON KEY

September 18-22

Maintenance technicians are critical for an apartment community’s operations. The CAMT Credential will ensure that you have all the necessary skills & knowledge expected of today’s maintenance technicians.

Certificate for Apartment Maintenance Technician (CAMT)

October 12

October 6

Meeting of the Membership

10:30A - 12:00P

At the Meeting of the Membership, attendees will vote on the incoming 2023 board members. The meeting is free to all SCRHA members, and there is one vote per company.

You must register to attend the meeting by 9:30 AM on Friday, September 30, 2022. Please assign the person voting for your company before the meeting.

SB 721 - Balcony Law Requires Inspections & Repairs

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

ICON KEY

October 18

ICON KEY

NextGen Leadership Professional Development Mentorship RoundtableRepairs

This is a Professional Development Mentor Roundtable for 25 participants 40 years of age and under. At this event, you will be placed in a group with four others, and participants will move from table to table to visit with different mentors every 10 minutes. Mentors and participants will receive a list of questions/topics to use in preparation for the event.

Following the roundtables, everyone is invited to a private reception at Graze for additional networking.

SAN DIEGO CITY-COUNTY MULTIFAMILY FEE DATA SHEET FOR FY 2023-2024

The Southern California Rental Housing Association’s Multi-Family Fee Survey for the San Diego region posts information on housing data, current and pending changes in fees for each jurisdiction in the San Diego Region . The Association sent questionnaires in May to the County of San Diego and each city in the San Diego Region requesting the jurisdictions to provide information on housing stock, sewer, trash, and water rates for residential properties, and anticipated rate changes in the Fiscal Year or Calendar Year, 2023-2024 .

Please note that some jurisdictions did not participate in the survey or return their survey in time to have their responses published, but the SCRHA did provide links to city services and contact information with each city Log in to your account at socalrha.org to access the complete data sheet. If you aren’t a current member, you can create a guest account and purchase the comprehensive report at socalrha.org.

CE LE B R ATIN G

Gail Greer Company

Sara E Siebrand Company

Dick Martin Company

Stephen and Janice Boner

Joseph Greeno Company

Marilyn Mehr Company

Robinson & Associates

Robert Bell Company

Gregory West Company

Brian Smith Company

Fred Wanke Company

William Howland & Assoc., Inc.

Centre City Apartments

Mike Harness Company

Elizabeth Dreisbach Company

Chicano Federation

Gaines St. Apts., LLC

John Veskerna Company

William Bogart Company

Karl H. Nester Company

Belvue Terrace

Lia Shen Company

Otto Emme Company

years of membership

Josephine Cree Company

Susan McDonald Nance Company

Stephan Hegyi Company

James Lybarger Company

Oscar and Catharina Herrera

Steve Veach/Louise Torio

Robert Hansen Company

Matt Andersen and Brett Andersen

W. Joe and Marianne McLean

BNM Investments LLC

Eric Lunde-Lunde Family Trust

Steve Leiserson Company

Carolyn E. Scheidel

Robert and Marilyn Kingsley

Susan Cotsirilos Company

Anna Thompson Company

Maya Linda Apartments

Victor A and Colleen F Maalouf

WILL YOUR BUSINESS SURVIVE A MAJOR EARTHQUAKE?

by Ali Sahabi, Optimum Seismic

Small businesses, the lifeblood of the U.S. economy, are often the first to suffer from natural disasters such as earthquakes

Although they create two-thirds of new jobs and stimulate economic growth – particularly in underrepresented communities – small businesses are often least prepared to withstand disasters

The COVID-19 pandemic brought devastating loss to the nation’s self-employed, with New York City experiencing a decline of 44% in April 2020 The tally of self-employed in Los Angeles dropped by 36% in July of that year, according to the U .S . Small Business Administration, which found that Black- and Asianowned businesses suffered the most loss.

Apartment owners have also fallen into that mix .

But imagine if – beyond the economic hardship that the pandemic brought – the disaster came with the destruction of hundreds if not thousands of buildings?

Recovery for small businesses and the self-employed is often worse when structural loss, or infrastructure

collapse – be it from hurricane, flood, fire, or earthquake – comes into play

Following the 1994 Northridge earthquake, 39% of all businesses surveyed in the Greater Los Angeles region reported suffering some sort of structural damage as a result of the quake, according to a University of Delaware study . About a third of those cases involved damage so severe that buildings were determined to be unsafe for occupancy .

At the time that survey was conducted, (one-and-ahalf years after the Northridge event), about a quarter of the businesses reporting quake structural damage said they had not recovered from the experience .

VULNERABLE POPULATIONS ARE HARDEST HIT

In San Diego, home-based, minority-, veteran- and women-owned businesses suffered more as a result of the pandemic, San Diego Regional Chamber of Commerce president and CEO Jerry Sanders wrote in an Op-Ed in the Union-Tribune .

“A focus of ours for this next year is helping to build resiliency for small businesses,” he wrote, calling for more collaboration and involvement within the region’s

various business communities “The stronger and more diverse our business community is undoubtedly benefits us all.”

Indeed . Disaster hits our most vulnerable populations hardest

It was true for the pandemic and is equally true for resilience against earthquakes

The buildings in San Diego most likely to suffer significant damage in an earthquake comprise older businesses and homes in more vulnerable communities . This includes apartment buildings (mostly softstory structures), and commercial structures used in manufacturing and logistics (mostly tilt-up),

These apartment buildings, because of their age, are generally more affordable to rent. But many built before 1980 can have structural deficiencies that put them at greater risk in large earthquakes

This situation puts lower-income residents at greater risk of injury, displacement and economic ruin in a quake .

Resilience is essential to a functioning society, ensuring:

• Protection of affordable housing stock

• Economic stability

• Environmental health

Ultimately, identifying our most vulnerable buildings and retrofitting them for greater resiliency helps keep entire communities safer and healthy And that’s good for everyone .

Is your apartment building at risk? Call Optimum Seismic at 833-978-7664 for a free evaluation .

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

Use

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

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

Scan the code to connect with SCRHA Supplier Members!

SOLUTIONS IN PLAIN SIGHT

CALIFORNIA COULD MAKE A MAJOR DENT IN ITS HOMELESSNESS PROBLEM MERELY BY REVERSING SOME OF ITS MOST DESTRUCTIVE POLICIES.

BY EDWARD RING, CALIFORNIA POLICY CENTER

Half of America’s so-called unsheltered homeless live in California . It’s not hard to understand why Along with having the most hospitable weather on earth, California is a welcoming place for drug addicts, petty thieves, and anyone else attracted to beachside living, free government food, and no requirement to work .

Federal policy has played a part in California’s

homelessness problem The counterproductive “Housing First” rule, emanating from the Department of Housing and Urban Development during the Obama era, favors programs that prioritize “supportive housing” over activities like drug counseling or job training

The courts have given California further incentives to reject a more holistic approach to reducing homelessness . Most notably, a ruling by the Ninth U S Circuit Court of Appeals, Martin v Boise,

Edward Ring is a contributing editor and senior fellow with the California Policy Center, which he co-founded in 2013 and served as its first president He is also a senior fellow with the Center for American Greatness, and a regular contributor to the California Globe His work has appeared in the Los Angeles Times, the Wall Street Journal, the Economist, National Review, Forbes, and other media outlets Ring’s undergraduate degree is in Political Science from UC Davis, and he has an MBA in Finance from USC . Ring is the author of two books: “Fixing California – Abundance, Pragmatism, Optimism” (2021), and “The Abundance Choice – Our Fight for More Water in California” (2022) .

Continued from page 30

prohibits enforcement of local vagrancy laws unless a community offers sufficient shelter beds . Rather than challenge this ruling, cities across California’s forgiving coast have allowed bureaucrats and “nonprofit” developers (with for-profit vendors and interlocking directorates) to build up a homelessindustrial complex—a vast, parasitic enterprise that constructs “permanent supportive housing” at an average cost well in excess of $500,000 per unit, and at a rate that doesn’t begin to keep pace with the growth of the unsheltered population .

California’s state laws add fuel to the fire . There is Proposition 47, sold to voters in 2014 as somehow guaranteed to reduce crime merely by downgrading felony drug and property crimes to misdemeanors On top of that came Proposition 57, approved by voters in 2016, and abetted by AB 109, passed by the legislature in 2011; both of these released tens of thousands of “nonviolent” criminals out of state prisons and county jails without the means to monitor and assist their transition back into society All these measures, designed to lower crime and restore order to chaotic streets, have had the opposite effect

It isn’t as if solutions to California’s homeless epidemic aren’t hiding in plain sight: repeal Prop . 47, Prop 57, and AB 109, and watch tens of thousands of homeless suddenly find housing If laws against vagrancy, drug use, and petty theft are once again enforced, it will no longer be possible to live on the Venice Beach boardwalk, perpetually high, scaring the straights, and stealing whatever amenities aren’t provided for free by government “ambassadors . ” Once the choice is “go to the shelter or go to jail,” the incentives will reverse, and the remaining problems will become more manageable

California’s shelter situation is also not without solutions The new facilities being built are grossly overpriced and sited in locations deliberately chosen to escalate

costs, based on the absurd premise that everyone deserves to live on the beach in Southern California regardless of their means There is no reason that the City and County of Los Angeles cannot erect shelters on less expensive real estate These shelters could be built on one of L .A . County’s estimated 14,000 government-owned properties, or, if they cannot be located on land outside of residential neighborhoods, the city or county could purchase land in rural areas . Huge all-weather tents that cost under $1,000 each could house homeless families with children . Why

Please turn to page 32

Continued from page 31 aren’t California communities trying out solutions like these?

There’s plenty of money to do so—a stupefying amount of money, in fact, almost none of which is spent wisely . Last year, Los Angeles County spent over $1 billion on homeless programs . The City of Los Angeles is planning to spend $1 3 billion this year The other 87 cities in L .A . County are no doubt also allocating substantial funds for the homeless It’s reasonable to estimate that more than $3 billion will get spent this year, overall, by local governments in the county to assist, at last count, 75,000 homeless, 55,000 of them unsheltered That’s $40,000 per person . More affordable solutions would leave a lot of money left over for security, operations, food, health care, job training, and drug counseling

Anyone who expects California’s state and local governments to do anything sensible, however, is ignoring history and the corruption that grips the state . Amendment 2, passed by the state legislature and now scheduled to go before California voters in March 2024, will take away the right of local governments to reject the placement of publichousing projects in their neighborhoods . Piling on, the state legislature is also offering California’s spring primary voters Amendment 10, championed by Governor Gavin Newsom, which will declare an inalienable “right to housing” for all Californians . Imagine the implementation of this beast .

What about deregulating the most over-regulated housing market in America—the real reason housing is unaffordable in California? Not a chance . Better to tamper with the state constitution so that the government and its cronies can handle California’s housing shortage and homelessness surplus They’ve done everything so well so far

Not to be outdone by Sacramento’s follies, Los Angeles has come up with a “Responsible Hotel Ordinance,” a measure that would “require hotel operators to report to the city, every day, the number of vacant rooms at their establishments so the city can send homeless people over to the hotels to stay in the rooms that night .” Taxpayers will foot the bill, of course The impact on tourists and conventioneers? Likely severe

Some might argue that housing the unsheltered in tents is inhumane They’re wrong . But it is inhumane to spend obscene amounts of money on overbuilt, overpriced, inappropriately located “supportive housing” while leaving addicts dying in the streets and letting criminals terrorize public venues . Let’s build the tents and use all the suddenly available cash to help these individuals recover their sobriety, their sanity, their skills, their dignity, and their lives .

Activists and homeless gather near tents housing the homeless at an encampment in Echo Lake Park

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

They Want to See Diversity and Inclusion

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

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

They Want an Offer, and They Want it NOW

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

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

*Statistics pulled from Yello

Generation Name Birth Years

Baby Boomers

Gen X

Millennials

Gen Z

1946-1964

1965-1980

1981-1996

1997-2012

*Based on tests conducted by manufacturers.

Natural Disasters: How To Prepare Your Properties & Residents

by By Max Glassburg, Yardi breeze

No one wants to feel after the fact that you could have done more to prepare for a natural disaster Luckily, there’s a lot you can do to prepare your properties and protect your assets from natural disasters . We’ll start with the basic elements of natural disaster preparation Then we’ll look at how to protect your property, residents and finances during several natural disasters: hurricanes, tornadoes, fires and earthquakes

NATURAL DISASTER EMERGENCY CHECKLIST FOR MULTIFAMILY

Below are a few simple safety precautions that

apply to most natural disasters Communicate emergency plans and procedures to your residents via email or by uploading them to the resident portal . Encourage your residents to:

• Have emergency food and water for three to seven days

• Put together emergency kits that include first aid

• Stock flashlights with extra batteries

• Invest in an emergency radio

• Ask an out-of-state friend or family member to be an emergency contact

Please turn to page 37

Continued from page 35

• Prioritize assistance for your most vulnerable residents

• Keep carriers, water bowls, collar identification and extra food for pets (and get them microchipped)

HURRICANES

Ensure your properties are in good condition before hurricane season hits, which is officially June 1 to November 30 . Repair loose shingles on roofing, trim any broken or dangerous tree branches and tie down trees at the trunk Hire professional contractors to inspect your properties .

HELPFUL HURRICANE TOOLKIT FROM FEMA

If a hurricane comes in, use the communication tools built into Yardi Breeze to reach out to your residents . If you’re able, send them updates via email and send text alerts Consider a backup generator to make life easier and safer for residents during the post-storm recovery .

TORNADOES

These terrifying flatland funnels can generate winds over 200 mph . To prepare, ask your residents to sign up for your county’s warning system This will alert them of any nearby tornado sightings and evacuation info .

Tornadoes can happen anywhere, but residents in the Midwest or Southeast are at the highest risk . Family-sized and community storm shelters will help keep residents safe Otherwise, residents should take cover in their basements and cellars — this is

also where their emergency kits and rations should be kept .

Don’t hesitate to email your tenants emergency updates and plans for natural disasters Let them know where they should seek shelter if they are home when a tornado hits .

WILDFIRES

With the right preparation before a wildfire, you can possibly save your property . Use fire-resistant building materials whenever possible to reduce the risk of losing structures to a fire The National Fire Protection Association further recommends that properties in wildfire-prone areas have four safety zones:

• Zone 1 : Covers perimeter up to five feet away from the property and should be clear of plants, trees and patio furniture

• Zone 2: Extends from 5 to 30 feet around the property, and all trees in this area should be 18 feet apart

• Zone 3: Extends from 30 to 60 feet, and all trees should be 12 feet apart

• Zone 4: extends from 60 to 100 feet, and all trees should be 6 feet apart

It might not be possible for multifamily property managers to clear up to 100 feet, but it’s a good idea to clear as much space as you can . Still, some fires burn so hot and fast that they can cover over 100 yards per second There’s really no way to

Please turn to page 38

Continued from page 37 save your dwelling if it gets in the way of a natural disaster of that size No matter what, if there’s a fire in your area, follow all evacuation advice Smoke, heat and flames are all deadly and cannot be “waited out . ”

EARTHQUAKES

All buildings in earthquake territory should be constructed with safety in mind . That includes adding extra support to cripple walls (walls that separate crawl spaces from the rest of the house), which can move during an earthquake . Other steel supports should be added to walls as determined by engineers and professional contractors

Your residents can help themselves too They can secure dressers, bookshelves and TV stands to walls . Any furniture that comes with the unit should be designed with earthquake safety in mind . Encourage your residents to do the same with their personal belongings .

As with other disasters, residents should follow emergency instructions . If a property is damaged, communicate your plan of action and instruct residents not to return home until it is safe

SHOULD YOU BUY NATURAL DISASTER INSURANCE?

Property managers can require residents to carry renters insurance . This will provide greater coverage for your properties and reduce the chance that you end up paying for losses and damages Encourage insured residents to take an inventory of their belongings . Smartphones and tablets make it easy to record photos and video for insurance purposes . Renters insurance does not necessarily cover your property in the event of a natural disaster You may need to purchase specific insurance that covers one or more natural disasters .

ONLINE WORKFLOWS ENHANCE SAFETY & PREVENT SERVICE DISRUPTIONS

Cloud-based property management software can be

an essential tool during and after emergencies . As long as there’s internet access, property managers can send bulk text and email messages straight to each resident portal . After the natural disaster has passed, there may be more work to do as renters scramble to get their affairs in order, verify safety, etc Once the business is ready to return to normal operations, it will be easier to resume rent payments and deferments, respond to maintenance requests, manage job costs and track contractors

SPECIAL CONSIDERATIONS FOR CONDO & HOA PROPERTY MANAGERS

The logistics of handling emergencies at an association are a little different than in multifamily At least some of the planning will take place within the board of directors . That’s why it’s a good idea to have a planning committee with at least one member of the board participating . This committee can help coordinate volunteers from within the association as well as law enforcement and fire crews The most vulnerable residents, such as elderly and disabled individuals, should be given priority attention by the committee and first responders

KEY TAKEAWAYS ON NATURAL DISASTER PREPARATION

Natural disasters can happen at any time, with or without warning However, you can do a lot to prepare your properties .

• Always have a certified professional assess your property for disaster risk

• Have the right insurance, and consider making renters insurance mandatory

• Maintain an adequate reserve fund to cover the cost of major repairs

If you use Breeze or Breeze Premier, lean on it to help residents understand your community’s natural disaster plans as well as provide real-time updates and other critical information .

Yardi Breeze is property management software designed for you . Our refreshingly simple platform puts you in charge of marketing and managing your entire portfolio, with support for residential, commercial, affordable, self storage, HOA/condo and manufactured properties Rest easy knowing your reports are accurate with Yardi’s trusted, built-in accounting system to track your revenue and expenses And since Breeze is in the cloud, you can work from anywhere and get fantastic support when you need it

griswold

Who’s the Guy Behind the “So-Called” Justice for Renters Act?

Michael Weinstein, President and Chairman of the Board of the A.I.D.S. Healthcare Foundation, Returns With Version 3.0 of Propositions 10 and 21

by Daniel Yukelson Executive Director, Apartment Association of Greater Los Angeles

THERE’S NO “JUSTICE” FOR RENTAL HOUSING PROVIDERS IN THIS LATEST PROPOSAL

He is at it again And, once again those of us in the rental housing industry must face-off against a well-financed adversary . Like before, it will take $80 million to $90 million to defeat this latest attack at the ballot box Like before, it will take our collective, all-out effort to successfully oppose the Justice for Renters Act and with any luck, it will be “three strikes and you’re out . ”

Following 2018’s resounding defeat of the badly flawed Proposition 10 ballot initiative and 2020’s overwhelming defeat of Proposition 21, Michael Weinstein has raised the issue of rent control once again and he’s waging war against California’s housing providers with his latest attempt to repeal The Costa-Hawkins Rental Housing Act (“Costa-Hawkins”) through his latest initiative, “Justice for Renters Act ”

Weinstein (no relation to the notorious, Harvey Weinstein) is the about 70-year-old the President and Chairman of the Board of the A . I . D . S . Healthcare Foundation (“AHF”), a Los Angeles, California based non-profit with a $1 .4 Billion budget . According to

the AHF website, the organization serves nearly one million patients through some 320 treatment clinics in 39 countries worldwide . And Weinstein and AHF are the principal backers (a/k/a, “money”) of the Justice for Renters Act If Weinstein’s and AHF’s ballot initiative wins in November 2024, the multifamily housing industry could “lose” vacancy decontrol and exemptions from rent control for single family homes and condominiums, and our investments may again fall under the very worse, strict local rent control regulations we have not seen in decades . “Vacancy decontrol” means that rental housing providers can set the rental rates upon a vacancy .

As part of his duties running AHF, Weinstein also directs the organization’s aggressive legal and political strategy This agenda, often puzzling to his critics, has alienated government officials, community leaders and other A I D S activists who otherwise support AHF’s healthcare mission . AHF and/or Weinstein have been named in over 200 lawsuits and in more than 100 in Los Angeles County alone

For his latest venture, it has been reported that Weinstein and his fellow Justice for Renters Act backers had been paying up to $3 00 per signature to qualify

the initiative for the November 2024 ballot, and another $2 .00 for signatures on a letter addressed to Governor Newsom urging the Governor’s support of the Justice for Renters Act As a result, questions had arisen about whether the paid for signatures on the Governor letter should be disclosed with a campaign disclaimer, which had not been done .

So, who is this Michael Weinstein?

THE EARLY YEARS

Weinstein was born in the Bensonhurst neighborhood of Brooklyn, New York to a family of what has been described as “leftwing Jews,” according to New York Times profile from April 2017 . According to sources who met with Weinstein, as a young child he and his family lived in a rent stabilized, New York City apartment, which allowed his family’s lowincome household to get by, and which experience made Weinstein a lifelong proponent of rent controlled housing

By the time Weinstein was college-aged, he had declared himself both gay and a Marxist, more specifically a Trotskyite . According to the same New York Times report:

“In 1972, when Weinstein was 19, he traveled to California and joined Los Angeles’s gay activism scene . An outsider among both mainstream gays (for being a Marxist) and Marxists (for being gay), Weinstein decided to start his own group, which he called the Lavender and Red Union . The group eventually merged with a gay friendly Trotskyite organization in New York called the Spartacist League, which offered Weinstein a leadership position, requiring him to move back to the East Coast ”

Weinstein would eventually split with the Spartacist League and return to California where he worked some odd jobs . It was not long before Weinstein got back into political activism and became a leader in an organized fight over a statewide initiative, according to the Times The campaign foreshadowed Weinstein’s use of overthe-top messaging and scare tactics

In 1986, the right-wing conspiracy theorist Lyndon LaRouche introduced a ballot referendum in California that would have enabled employers to fire people with A I D S and empowered the government to quarantine them [Proposition 64] . Early polling suggested that LaRouche’s Proposition 64 initiative had broad support . Along with Brownlie and other friends, Weinstein started his own group to fight LaRouche’s proposition In a move that anticipated his later shock marketing campaigns, Weinstein distributed leaflets

with the headline “STOP A I D S CONCENTRATION CAMPS” and organized a torch lit march on LaRouche’s Silver Lake office Mainstream gay activists abhorred Weinstein’s strong-arm tactics, fearing he might alienate suburban voters . But after the measure lost in a landslide, with 71 percent opposed, the L A Weekly named Weinstein “Best Young Activist . ”

In 1987, Weinstein founded A .I .D .S . Hospice Foundation with several close friends . In 1996, the name was changed to the A I D S Healthcare Foundation

CONTROVERSIAL APPROACH TO SEX EDUCATION

Nearly thirty years after the Proposition 64 battle, Weinstein continues to roll out shock and awe advertising when it came to garnering attention for his causes The New York Times described the Weinstein driven AHF “safe sex” billboards in both U .S . cities and abroad as a “trolling approach to sexual health messaging ” The New York Times further noted:

“In 2013, [Weinstein] put up signs in several cities with the image of a magma spewing volcano captioned, ‘SYPHILIS EXPLOSION ’ The following year, in South Central, he posted billboards with two black men spooning in bed alongside the leading question ‘Trust Him?’ Some ads have been humorous and topical — a sendup of the Netflix logo replaced with the mantra ‘Get Tested and Chill,’ a Bernie Sanders parody with the modified slogan ‘Feel the Burn?’ Others have hectored the public with reproachful questions: ‘Friends with Benefits?’ ‘Sexually Reckless?’ ‘Worried?’ One A .H .F. billboard managed to cause a national scandal in Uganda ”

This profile of Weinstein noted that AHF. employs a “15 person in house creative agency to create its messaging . The expense is justified because the billboards are a marketing channel: They seek to stir dread in the libertine masses, not only to stem what Weinstein sees as a rising tide of promiscuity but also to drive traffic to his clinics . ”

Longtime A I D S Activists Cleve Jones was blunt about his feelings for Weinstein’s approach to sex education: “I am consistently angered and confused and disgusted by his prevention campaigns, which seem to encourage a stigma against homosexuality,” said Jones, who had the idea for the A I D S Memorial Quilt “I don’t know of anyone who agrees with him or claims to understand what his motivation is ”

WEINSTEIN’S POLITICAL AGENDA – A DIVERSION OF FUNDING FOR A.I.D.S. RESEARCH AND CARE?

Since 2012, Weinstein has used AHF funds, mainly profits from the organization’s pharmacy and clinic

businesses, to fight a series of expensive political initiatives, several which have a tenuous connection to the group’s mission to fight A . I . D . S . Weinstein critics suggest that these political efforts are a waste of precious resources that should be used to combat the A I D S epidemic Also, many of the committees Weinstein established to champion these political causes have been called out for unethical campaign tactics . Some examples:

• In 2012, AHF bankrolled and passed an L.A. County ordinance mandating condom use in adult films After the County ignored implementation of the law, AHF spent vast sums of money suing the county in court to require it enforce the law

• In 2016, AHF attempted to expand its influence by sponsoring two California statewide initiatives . Proposition 60 was statewide version of the “condoms in porn” measure Proposition 61 was a measure to control drug prices by mandating that state agencies pay no more for prescription drugs that the Department of Veterans Affairs . Many observers doubted Prop 61’s efficacy But notably, the campaign attracted support from Democratic Presidential candidate Bernie Sanders Both measures failed The final bill to AHF: $22 million .

• In 2017, AHF was the driving force behind Measure S, an anti-development initiative in the City of Los Angeles that would have halted the city’s practice of rewriting planning rules for individual real estate projects

• In February 2017, the Los Angeles County Sheriff’s Department sent a letter to the Measure S committee, funded largely by AHF, demanding that it stop distributing campaign mailers that looked like official Sheriff Department eviction notices . AHF poured more than $5 million into the campaign Voters overwhelmingly rejected Measure S .

• In 2017, AHF undeterred by the loss of the drug initiative Prop 61 sponsored virtually the same statewide ballot measure in Ohio It was dubbed Issue 2 . Again, after a bruising campaign with the pharmaceutical industry in which AHF spent a reported $18 million, the measure lost . During the campaign the head of the Cleveland Clinic sent a cease and desist letter to the AHF committee for using his likeness and opinion in a mailer without his permission

“A .H .F.’s problem is that once it created the largest

A I D S empire on the planet, it started using that power for nefarious purposes: Michael Weinstein’s twisted political views,” Peter Staley, founder of the Treatment Action Group, and a long time A .I .D .S . activist, told the New York Times .

In November 2016, the Free Speech Coalition — the trade association for the adult entertainment industry — filed a formal complaint with the Internal Revenue Service against the AHF over what it calls “excessive campaign spending” in violation of the rules governing 501(c)(3) nonprofits . ” “The money is intended for the uncompensated care of people living with and affected by H I V , money that is sorely needed for people who are dying,” Eric Paul Leue, head of the Free Speech Coalition, told The Real Deal, a real estate publication . The Free Speech Coalition complaint alleged political spending and lawsuits fall squarely outside the charity’s mandate and constitute a misuse of funds intended for H .I .V.-patient care . Should the Free Speech Coalition’s complaint prove successful, the AHF could face penalties, or even lose its nonprofit status Leue describes Weinstein as a “pariah” among the community of LGBT activists, and questions Weinstein’s use of AHF’s funds seemingly as a personal piggy bank According to Leue: “It’s true he did some very important work in the 1980s, but somewhere along the lines through his successes he has lost his focus, and he sits atop his tower, deciding things based on personal whims that unrelated to what the organization was founded to do ”

Weinstein told the Los Angeles Times that AHF only spends 2% of its budget on advocacy . The official outcome of the Free Speech Coalition complaint is unknown, but it appears to have not succeeded in stopping Weinstein’s advocacy work .

In January 2023, it was revealed by the Los Angeles Times that Los Angeles City Councilmember, Kevin De León, had worked as a paid consultant for AHF, a job that paid DeLeon more than $100,000 in the six months prior to his taking office AHF which was pursuing a lawsuit against the City of Los Angeles at the time alleging the city illegally denied funding for an affordable housing project that AHF was proposing was helped by Kevin DeLeon in the weeks before he officially took office DeLeon was able to arrange a meeting among city staffers that eventually got AHF its approvals DeLeon’s connections with AHF have raised uncomfortable questions surrounding DeLeón’s handling of problems at residential hotels that AHF owns in his district . Political ethics experts said that DeLeón’s relationship with AHF and failure to disclose his financial ties raise a potential conflict-of-interest concerns .

AHF’S CONTINUED ANTI-DEVELOPMENT CRUSADE

Despite the failure of Measure S, AHF has taken it on itself to impede development in Los Angeles It made its campaign into a permanent lobbying group called the Coalition to Preserve L A , headed by former L A Weekly editor Jill Stewart, and has filed at least two lawsuits against developments in Hollywood

In August 2016, the LA City Council approved a 15-story mixed-use development in Hollywood by Hudson Pacific Properties . Soon after, AHF filed a lawsuit challenging the Council’s decision In July 2017, AHF agreed to drop its lawsuit after the developer Hudson Pacific Properties promised to scale back the project reducing it to 13 stories

AHF has a second lawsuit against another Hollywood development The origins of Weinstein’s antidevelopment efforts, which critics believe actually hurts the creation of affordable housing is worth revisiting A February 2017 article in the Los Angeles Times described the impetus for AHF anti-development efforts:

“The foundation entered the debate over L .A .’s recent real estate boom two years ago (2015), after the Miami-based firm Crescent Heights proposed two 30-story towers [in Hollywood] next to the A I D S Healthcare Foundation’s headquarters . City officials welcomed the 731-unit Palladium Residences project, noting that it would be a block from a subway station and go up on an empty lot, avoiding the demolition of existing apartments But the foundation opposed the development, arguing that it was too tall and too dense for its location on Sunset Boulevard . Early in that fight, public affairs consultant Steve Afriat, who was lobbying City Hall on behalf of Crescent Heights, asked for a meeting with Weinstein to hear his concerns . Afriat said that during that meeting, Weinstein complained that the Palladium would block his views of the Hollywood Hills . ‘He said if we lowered it to 12 stories, he would no longer oppose the project,’ Afriat said ‘If we didn’t, he threatened to sue and do a referendum . ’”

Another account of the Afriat-Weinstein meeting was recounted in the The Real Deal, the real estate publication:

Per Afriat’s recollection, the meeting began pleasantly enough — until they got down to business “He got obsessive when he was making his demands, saying that he was going to sue,” Afriat said of the meeting “[He] talked about a referendum . When he started to make all those threats, it was hard to work something out I warned my client: this guy is a little off ”

Weinstein’s war against development simply “is not understandable,” said Dana Cuff, a professor of architecture/urban design and urban planning at the Luskin School of Public Affairs at the University of California, Los Angeles in an interview with The Advocate magazine “I’d go further than that; it’s actually a misuse of their funds . ”

WEINSTEIN ATTACKS SCIENCE OF A.I.D.S. DRUG

Weinstein has been the subject of intense criticism for his multi-year campaign against Truvada, the brand name of PrEP, a once a day antiretroviral that can prevent H .I .V. infection by 99 percent . In 2014, Weinstein made headlines after referring to PrEP as a “party drug .” Since then he has actively worked to undermine the roll out of the drug as something that will lead to unsafe sex . He is “virtually alone” in his opinion among scientists and A .I .D .S . activists . Despite the efficacy of the drug, however, only 10 percent of the target population uses Truvada, according to a July 2018 opinion piece in the New York Times The New York Times provided the following background on Weinstein impact on the drug’s rollout:

“In 2015, the Center for Disease Control began recommending PrEP for anyone at “high risk” for H . I . V . infection, including any gay man not in a monogamous relationship who has had sex in the last six months without a condom (1 .2 million people, according to the Center for Disease Control’s estimates) Many hailed it as an era-defining advance

Weinstein, virtually alone among major A I D S figures, has assailed PrEP, calling it a “party drug” that could lead to a collapse in condom use . In a citizen petition to the Food and Drug Administration following PrEP’s approval in 2012, A . H . F. ’s lawyer denounced the treatment as “unsafe and ineffective ” Weinstein called on Margaret Hamburg, the agency’s commissioner, to resign over the issue, suggesting she was part of a pharma-led plot to put millions of Americans on a new medication .

Weinstein’s critique of PrEP is a fringe view . According to Anthony Fauci, director of the National Institute for Allergy and Infectious Diseases, support for PrEP among researchers and regulators is all but universal . “It’s having an extraordinarily positive impact,” he says Robert Grant, a professor of medicine at U .C .S .F. and a leading PrEP researcher, credits the treatment with “a plummeting decline” in H .I .V . transmission rates among white gay men in San Francisco . Nevertheless, Weinstein is quoted regularly in articles about the treatment, and his noisy skepticism has reverberated across the Internet Some argue that Weinstein’s

Continued from page 44 grandstanding during public hearings delayed PrEP’s approval by the Center for Disease Control, and that his sowing of doubt about the medication is continuing to suppress its use, especially in black and Latino communities

“What I find in my practice,” Grant says, “is that A .H .F.’s propaganda does not impress or influence privileged groups of gay men . They can see right through it . But when I talk to some people of color who are clients in my clinics, I find they’ve heard the A .H .F. message, and it gives them pause, it makes them concerned, it appeals to their sense that this isn’t for them ” Despite the Center for Disease Control’s efforts, very few people, even now, are on PrEP; according to recent estimates, only about 100,000 people take it .

An L A Weekly article on PrEP quoted Peter Staley, founder of the Treatment Action Group, as saying, “[Weinstein] started taking anti-science positions — positions that didn’t make any sense, but they were great press hooks, and garnered him a lot of attention ” Staley did not stop there:

“In the world I live in, [Weinstein] has hurt the public health . He can say he’s the largest A .I .D .S . organization in the world, and on a dollar-sign basis, he’s right . He has created a massive pharmacy empire . But that doesn’t make him an A . I . D . S . activist AHF gets laughed out of international A .I .D .S . conferences now . He is completely ignored in Washington And he is completely boxed out of everything the actual A .I .D .S . activist community does ”

Ernest Hopkins, director of legislative affairs for the San Francisco A I D S Foundation, referring to Weinstein’s opposition to PrEP added: “If you’re prepared to say whatever you want and lie and demagogue and misrepresent the facts, then you can get a lot of airtime, and you can also persuade a lot of people .” According to the L A Weekly article, a “group of 164 H I V /A I D S organizations and individuals have signed a letter endorsing the use of PrEP and condemning Weinstein for his claims about the drug . ”

CRIMINAL CONSPIRACY?

In June 2014, as noted in an earlier report, three former AHF manager-level employees in the A .I .D .S . Healthcare Foundation’s Southern Bureau filed a federal lawsuit against AHF in United States District Court, Southern District of Florida for violations of the Federal False Claims Act and Florida False Claims Act . From 2011 to 2013, according to the complaint, federal health care programs, including Medicare and

Medicaid, as well as H .I .V./A .I .D .S . assistance programs funded by HRSA and Center for Disease Control, paid AHF tens of millions of dollars based on “fraudulent” claims . Besides the damages to the U .S . and State of Florida of AHF’s “unjust enrichment,” the individual plaintiffs also alleged retaliatory employment actions, including termination, and sought double back-pay losses, plus front pay, interest, costs, attorneys’ fees and special damages for emotional distress and harm to reputations

According to the complaint, AHF instituted an incentive system to encourage employees to maximize revenues by getting patients to take H .I .V. tests, to utilize AHF and its affiliates for treatment and insurance, and for pharmacy needs . In this system, “AHF paid its H .I .V. testing personnel on a ‘commission based’ formula that combined a base salary amount and an additional ‘commission’ amount that was predicated on the volume of tests performed ”

In 2010, the complaint alleged, the “kickback scheme” began in California and H .I .V.-positive patients into AHF’s constellation of services -- was AHF’s “holy grail” and the key to its business model ” According to the complaint, AHF President Michael Weinstein bears personal responsibility for these practices, having advocated for: (i) increased testing to raise H .I .V . “positivity” rates; (ii) improved “linkage” of patients to and retention in AHF medical care; and (iii) the payment of financial incentives to patients for the purpose of inducing self-referrals to AHF medical care

According to the complaint, Weinstein specifically directed staff to raise the patient financial incentive to $50 immediately and to implement the incentive program nationally throughout the AHF organization Weinstein also directed a patient financial incentive of $50 to those falling out of care to induce them to return to AHF medical care and a financial incentive of up to $50 every few months to remain in AHF care, as well as an additional financial “bonus” at the end of one year of such care .

On May 30, 2017, the U .S . government filed a formal brief in the case (a Statement of Interest) in which it wrote that the former AHF employees were “incorrect” in their assertions about AHF’s business model of testing and linkage On June 9, 2017, the court granted AHF a summary judgment and ruled that Plaintiffs “shall take nothing for their claims ” The case is currently under appeal to be argued in federal court in Miami, Florida the week of July 16, 2018 . For his part, Weinstein has unabashedly defended AHF’s aggressive recruitment practices . “We should never be in a position

of apologizing for our success,” he told the NY Times “The fact that we take a business model from the private sector and utilize it on behalf of a nonprofit is a great thing ”

In 2019, California state senator Ben Hueso (D-Chula Vista) formally asked state Attorney General Xavier Becerra to investigate whether AHF is fraudulently misusing savings from a federal drug-discount program designed to help poor patients . The senator’s allegations center on a somewhat obscure federal drug discount program known as 340B, which requires pharmaceutical companies to sell drugs at steep discounts to participating hospitals and other providers that serve a significant percentage of indigent patients . AHF, after receiving the drug discount, is permitted to charge public programs like Medicaid and Medicare for the standard amount to fund services to assist low income patients . However, none of the savings reaped from the 340B program— nor any federal grant or funding program — can be used for lobbying or any kind of political expenses . The investigation is still pending

LAWSUITS AGAINST GOVERNMENT ENTITIES

Weinstein and AHF have reportedly filed numerous lawsuits against public agencies relating to funding A . I . D . S . services and specifically over denial of contracts to AHF Many of these lawsuits have involved the County of Los Angeles .

In August 2013, AHF and Michael Weinstein sued the County of Los Angeles in Los Angeles (CA) Superior Court as case number BC517979 The complaint sought damages and declaratory relief based on retaliatory conduct, and violation of constitutional rights . AHF’s complaint accused Los Angeles County of having “initiated a retaliatory campaign” against the organization and Weinstein . The conduct included “conspiracy to create incorrect audit findings and demand millions of dollars from AHF based upon the findings .” The purpose of the conduct was allegedly “intimidate providers into submission and prevent them from speaking out critically against the County .” AHF had long criticized Los Angeles County over wasteful spending, noncompetitive contracts for pharmacy administrative services and inaction on regulating the porn industry, among other issues, according to the complaint . The lawsuit stemmed from Los Angeles County’s demand that AHF reimburse it for more than $5 .2 million in overbillings . A 2010 audit by the County’s Auditor Controller found the AHF had overbilled the County $1,752,439 Another second audit in 2013 found that AHF had overbilled the County for $3 .5 million, bring the total to over $5 2 million

The cross-complaint noted that AHF filed a similar “retaliation” case against Los Angeles County in United States District Court in December 2013, a case that consumed considerable county resources with its extensive discovery process . The court ruled that “AHF did not allocate its costs and instead the County for 100% of certain costs despite receiving funding from other sources ” A summary judgment against the “retaliation” claims in favor of LA County was issued in February 2014 and the federal case was dismissed However, the U S District judge’s ruling for the county was notable for its substance . “Rather than a sincere attempt to vindicate their First Amendment rights,” the LA Times quoted the judge as writing, “the court fears that plaintiffs instituted this action to obtain a tactical advantage in their ongoing political battles .”

To illustrate his conclusion, the judge included an excerpt from an email Weinstein sent to a foundation staff member shortly before the suit was filed:

“It is time to take the gloves off,” Weinstein wrote, “We need to go after Zev [Yaroslavsky] directly and hard . He is the real power behind our problems with the county on porn, the audit and fee-for-service Plus, he is a lame duck and an arrogant jerk . His Berman-Waxman power base is dead, and he and others need to be taught a lesson The voters are with us . ”

Weinstein wanted AHF to call for the resignations of both Los Angeles County’s public health director and the manager of its sexually transmitted disease programs . Now retired, County Supervisor Yaroslavsky told the Los Angeles Times that the ruling was a “complete vindication” of the county’s position . “Contrary to some high-minded First Amendment motivation, [Weinstein was] shown to be a thug,” Yaroslavsky said . “He’s used his nonprofit organization in a crass and bullying political way to get his way, which is to avoid being held accountable . ”

AHF THE SLUMLORD?

In 2020, Tenants at the AHF’s Madison Hotel on 7th Street in Skid Row filed a lawsuit accusing the nonprofit foundation of permitting slum-like conditions at the aging 220-unit building . The complaint cited constant and persistent mold, bedbugs, and roach infestations, and plumbing and electricity problems The complaint also claimed that the elevator at the property has been out of order for nine months, requiring elderly and disabled renters to struggle to upper floors on foot Other accusations include AHF’s failure to repair and remodel a shower area that has been sitting halfrenovated leaving residents with no private bathrooms, to share a single toilet and shower on each floor

Weinstein acknowledged the tenants’ concerns were legitimate, but he quickly pointed blame at the City of Los Angeles, which he accused of delaying for months an inspection of a new electrical system to support the elevator the foundation installed as part of a multimillion-dollar renovation Weinstein also claimed that elderly and disabled renters were offered an option to move to the property’s first floor According to City of Los Angeles officials, however, AHF did not obtain the proper permits for the planned renovations and did not submit an acceptable plan to protect tenants during construction .

As of 2020, AHF had acquired six hotels and a motel in locations within the City of Los Angeles and owned nearly 800 residential units at that time that typically rent for between $400 to $600 a month . However, according to a report in the Los Angeles Times, at the time of the filing of the lawsuit, court records showed that AHF may have evicted as many as 40 tenants since 2017 . Many of the evicted residents had claimed the evictions were illegal and that the AIDS Healthcare Foundation did not give them a chance to make-up past due rent payments after they fell behind .

In 2023, the Los Angeles Times reported resident complaints about another AHF Los Angeles “Skid Row” property, the Madison Hotel, which had experienced prolonged elevator outages forcing some elderly residents to pay others to carry them up and down stairs . The Los Angeles Times reported: “In its more than five years running the Madison, elevator outages have led residents, many of whom are elderly and infirm, to sleep in the lobby, pay other tenants to carry them to their rooms or remain trapped on the upper floors .” In the same article, the Los Angeles Times also noted: “In 2018, after a blind tenant fell more than 12 feet down the open shaft, the elevator was out of service for seven months, according to Los Angeles city records and court testimony ” As a result, 18 residents of AHF’s Madison Hotel had filed a lawsuit over the elevator issues – the case was pending at the time this article was written .

2018’S PROPOSITION 10 AND 2020’S PROPOSITION 21

Weinstein and AHF were the principal financial backers of 2018’s Proposition 10, the “Affordable Housing Act,”

which was very similar to 2020’s Proposition 21 After Weinstein and AHF funded $25 Million to $30 Million to support proponents of Proposition 10, the ill-fated initiative failed by a margin of about 65 percent voting against to 35 percent in favor .

Not more than 6 months after the defeat of Proposition 10, Weinstein had already concocted the concept of the “Rental Affordability Act” (Proposition 21) and started making plans for the 2020 ballot initiative to prod the State’s Legislators to pass an extreme form of Statewide rent regulations . In a statement at the time, Weinstein said: ““This is a complicated issue that ought to be resolved by the Legislature . It’s actually malpractice by the Legislature that nothing has been done already ” Although AHF spent approximately $23 million in support of Proposition 21, it was outspent 3-to-1 by landlord groups and lost by nearly 20 percentage points .

TRYING TO BUY VOTES FOR THE JUSTICE FOR RENTERS ACT

Michael Weinstein is a rich guy, so why not give it a try…In his zeal to go all out to repeal the CostaHawkins Rental Housing Act and its protections from local rent control and gather the necessary 550,000 signatures from registered voters to qualify the measure for the ballot, Weinstein went about paying approximately $3 00 per signature on petitions and $2 .00 per signature on letters to Governor Newsom to support the ballot initiative according to a report published in Politico, “He’s Rich He’s Pugilistic And He’s Quietly Paying to Get Gavin Newsom’s Attention . His letter to the Governor apparently did not come with any type of disclaimer as being campaign related . As explained by Politico, “California law on campaign advertising requires general or public communication that’s authorized and paid for by a committee to support a ballot measure to contain a ‘paid for by’ disclaimer . ”

In July 2023, the California Secretary of State verified 617,000 signatures supporting the Justice for Renters Act assuring its placement on the November 2024 ballot .

Daniel Yukelson is currently the Executive Director of The Apartment Association of Greater Los Angeles (AAGLA). As Certified Public Accountant, Yukelson began his career at Ernst & Young, the global accounting firm, and throughout his career has served in senior financial roles principally as Chief Financial Officer for various public, private and start-up companies. Prior to joining AAGLA, Yukelson served for 15 years as Chief Financial Officer for Premiere Radio Networks, now a subsidiary of I-Heart Media, and for 3 years as Chief Financial Officer for Oasis West Realty, the owner of the Beverly Hilton and Waldorf Astoria Beverly Hills where he was involved with the development and construction of the Waldorf. Mr. Yukelson is a former Public Works Commissioner and Planning Commissioner for the City of Beverly Hills.

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They Want to See Diversity and Inclusion

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

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

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

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SUBMETERING / BILLING SERVICES

Conservice Utility Billing & Mgmt (602)481-7440

SUPPORTIVE HOUSING

Brilliant Corners (213)232-0134

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

TOWING SERVICES

Western Towing (619)297-8697

Trauma Scene Clean Up . . . . . . . . . . . . . . . . . . . . . . . . . .

BELFOR Property Restoration (858)847-9886

WASTE MANAGEMENT

Strategic Sanitation Services (877)271-7909

Valet Living (813)248-1327

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

BELFOR Property Restoration (858)847-9886

First Onsite (858)880-5419

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

Hometown Restoration (858)663-8330

Restoration Management Company (858)935-1170

SERVPRO of Sorrento Valley (575)420-3885

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

WATERPROOFING

General Coatings Corporation (619)707-2639

WINDOWS

Newman Windows and Doors (760)809-8113

PREFERRED PARTNERS

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

ENERGY SAVING MATERIALS!

Some restrictions may apply. This offer is not valid with any other offer and cannot be combined. Promotions and discounts are subject to availability and applied by dealer at the time of contract execution in-home. Offer valid through the end of the current month.

FAMOUS FOR

Professional Delivery, Installation, & Haul Away

Property Management & Commercial Accounts Welcome

100’S

MODELS

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

Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service

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

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

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

4070 Kearny Mesa Road, San Diego, CA 92111

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

E-Mail:Joan@aztecappliance.com

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

Sat. 10am-4pm

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

VALUE OUTREACH ADVOCACY

VALUE

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

The ultimate resource for all things related to rental housing.

ADVOCACY

Rental housing friendly public policy & elected and appointed officials

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

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

Robust funding for rental housing policy creation

Character & integrity that negates need for regulation

OUTREACH

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

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

STRATEGIES

Presence in the community

Resource hub

Product and program diversification

STRATEGIES

Strategic alliances

Fundraising

Set strategic priorities

STRATEGIES

Visibility & prominence

Collaboration