Southern California Rental Housing Association Rental Advisor Magazine - December Issue by Southern California Rental Housing Association

December 2021

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CONTENTS

Industry Voices

DECEMBER 2021

14 SCRHA Members Giving Back SCRHA Community News

21 Riverside Co. Quarter-Day Conference Recap SCRHA Market Insights

30 Mark of Excellence Recap

35 Six Reasons to Sell the Income Property You Love

45 Landlord/Tenant Q&A

49 San Diego Warned to Act on Earthquakes

SCRHA Premier Event

Kay Properties Investments

Ted Kimball, Esq., Kimball, Tirey & St. John LLP Operational Advice

In Every Issue 3 5 9 28

President’s Message Executive Director’s Message Regional Legislative Update Calendar

Ali Sahabi, Optimum Seismic, Inc. Emergency Preparation

Use A Member First

51 Business Directory: Property Management Companies 53 Business Directory: Suppliers 56 Advertiser Index Search the Online Business Directory at socalrha.org.

2021 OFFICERS

President Lucinda Lilley, FBS Property, AMO President Elect Abigail Rex, American Assets Trust, Inc. Vice President Jay Lopeman, BG Multifamily Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar

Rental Advisor

MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan EDITORIAL ADVISORY BOARD Melissa De Marco, FBS Property, AMO-Chair Etta Smith, Generation Contracting & Emergency Services, Inc.-Vice Chair DeAnna Wilson, Conversion Logix Norman Cullen, CULTR 1, LP

Legislative Chair Todd Henderson, Independent Owner Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2021 DIRECTORS

Angela Zdroik, R&V Management Buck Buchanan, Independent Owner Carla Azevedo‐Taber, Progress Management Gail Miller, Liberty Military Housing Hojjat “Tom” Tamar, Independent Owner Jennifer Ford, Douglas Allred Company John LaRaia, HG Fenton Mark Feinberg, Heinz & Feinberg Melissa Wickerd, Atlantic & Pacific Management Natasha Howell, Millcreek, WTS Trust Renee Savage, CFI ‐ Capital Growth, Inc Scott Ledesma, Generation Contracting & Emergency Services Inc.

HONORARY LIFE ADVISOR G. Wesley Harker

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, Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Kimberly McGough, Staff Director kmcgough@socarha.org 858.278.8070 Kim Zebroski, Office Manager kzebroski@socalrha.org 858.751.2220 Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219 Mike Nagy, Public Affairs Manager mnagy@socalrha.org 858.751.2214 Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

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 California Rental Housing Association (SCRHA). The magazine is published monthly and is provided to Southern California Rental Housing Association members only. The articles express the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

Our Address

Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 San Diego Office: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information. Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org. ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Lucinda Lilley

2021 President Southern California Rental Housing Association

Meeting new challenges...

t’s been a true honor to serve the membership of Southern California Rental Housing Association as President for this past year, and what a year it’s been! This past year has been incredibly busy as we faced legal challenges and resumed inperson events. Even though I thought I was wrapping up my year as SCRHA president, I’m excited to continue my term in 2022 to build on the progress we’ve made over this past year.

in with new classes and events…so be sure to sign up for emails and register early for in-person events due to seating limits.

While our members navigated ever-changing eviction moratoria and complex rental assistance programs, SCRHA has been there each step of the way to provide up-to-date forms and resources, operational advice, and behind-the-scenes advocacy so that our representatives have a full understanding of how their policies affect housing providers.

Make no mistake, this year will fly by quickly, especially as the 2022 elections approach in the fall. SCRHA will be an essential resource for our members to gain a deeper understanding of the issues and candidate positions that impact the industry.

This past year we took the big step of bringing a lawsuit against the County of San Diego Board of Supervisors to put an end to their unnecessary eviction moratorium. While this lawsuit is pending an appeal, we are continuing with these efforts to ensure that we no longer have problems like this in the future.

If you were able to join us on December 3 for the Mark of Excellence Awards Ceremony, you’ll know just how exciting it was to come together and celebrate in person again and I look forward to new opportunities in 2022 to gather in person at Association classes and events.

This will be a busy year for our industry, so as you take time to welcome the new year, make sure to sign up from SCRHA Action Alerts, email updates, and follow @SoCALRHA on social media to stay in the know about industry news that affects you.

In addition to our lawsuit, we partnered with Point Loma Nazarene University to conduct a study on the impacts of the pandemic on rental payments. Using this data, we will work with community partners to ensure that rental assistance funds are properly distributed to qualifying residents and housing providers. While it’s always important to reflect on the year past, I’m just as excited to look forward to my second term as president in 2022. I am already excited about the increase of in-person events and the chance to strengthen the relationships that are the foundation of the industry. The SCRHA calendar is quickly filling December 2021 socalrha.org | 3

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4 | Southern California Rental Housing Association Rental Advisor December 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Looking forward to 2022!

s we head into the final days of 2021, I’d like to take a minute and thank you, our members, for your continued support of the industry. The pandemic and the government response placed incredible burdens on housing providers, and your membership has allowed us to be a unified voice at all levels of government. While we kept busy representing the interests of our members at local, state, and federal levels of government, we were very excited to resume in-person classes and events. Most recently, we were able to host our Mark of Excellence Awards Ceremony, and I’d like to share my congratulations with both the nominees and winners. Your exceptional service builds the communities that we all call home. However, I don’t want to spend too much time reflecting on the challenges of the past year (or two) when there is much to look forward to in 2022. First off, work is already underway for the National Apartment Association’s Apartmentalize Conference, held here in San Diego in June! SCRHA members will have early access to volunteering on the Concierge Committee and qualifying for a discounted conference rate! Be sure to check your emails for updates…there are limited volunteer spots available! Even with the excitement of the national conference in our own backyard, we have a full year of classes and events planned! Our maintenance series kicks off with its first classes in February, and our Golf Classic will be held on May 12! Registration is now open for this popular event, so sign up today to reserve your favorite teebox.

We’re also excited to announce that we are bringing new membership events throughout the year to give you a chance to connect with members and strengthen your industry relationships. Be sure to watch for details! With so many great classes and events coming up at the Association, now is the perfect time to become an Associationwide sponsor to have your pick of sponsorship perks and maximum visibility throughout the year. If you are interested in increasing your visibility with our members, please reach out to the Sponsorship Committee at events@ socalrha.org to learn more about our different sponsorship levels. Additionally, we strive to improve the member experience with improved technology that allows easier access to your member benefits. I encourage you to log in to your account via the Member Compass. On this page, you’ll be able to pay outstanding balances, catch up on the latest news, and access Member Forms and White Papers. There is even an option to auto-renew your membership, making one less thing to worry about in 2022! Again, thank you for your continued support through your Southern California Rental Housing Association membership. It is my honor to serve as Executive Director and provide expert resources for housing professionals.

December 2021 socalrha.org | 5

Response

6 | Southern California Rental Housing Association Rental Advisor July 2021 6 | Southern California Rental Housing Association Rental Advisor December 2021

December 2021

QUICK GUIDE TO NOTICES & SCREENING Based on Percentage

RENT INCREASE NOTICE

10% or less = At least a 30-Day Notice of Change in Terms More than 10% = At least a 90-Day Notice of Change in Terms Note: Always add five (5) days when mailing the notice. 60-Day notice may be required for Section 8 or similar programs.

Based on Length of Residency Resident has lived in the unit under a year 30-Day Notice to Terminate Resident has lived in the unit a year or more 60-Day Notice to Terminate Note: Additional Just Cause noticing requirements may apply as well as a slightly different process for fixed-term leases.

NOTICE OF TERMINATIO NOTICE OF N TERMINATION

Charge No More Than...

SCREENING FEE LIMIT

2021 limit = $53.53 The amount a housing provider may collect from a prospective applicant is limited to a specific figure that is adjusted annually to account for inflation. Note: The updated figure from the state is typically available around February each year.

FORMS AVAILABLE AT SOCALRHA.ORG December 2021 socalrha.org | 7

Be a jack-of-all-trades and a master of maintenance. Certificate for Apartment Maintenance Technician WE RECOMMEND THIS COURSE for maintenance technicians, porters, housekeepers, and groundskeepers who are ready for advancement. Earning your CAMT boosts your knowledge and skills, your reputation, and your confidence.

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• Documenting and reporting maintenance activities in compliance with company policy and regulation • Curb appeal, property inspection, and daily maintenance • Maintaining recreational facilities and common areas

• Following company policy and procedures • Implementing a preventive maintenance schedule • Minimizing personal and property damage • Maintenance safety

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8 | Southern California Rental Housing Association Rental Advisor December 2021

REGIONAL

LEGISLATIVEUPDATE

San Diegans Could Vote on Proposed Parcel Tax to Fund Libraries and Parks Next November

Last month, a group of City of San Diego community leaders said they will introduce a parcel tax and launch a signature gathering drive to collect enough valid signatures to place it on the November 2022 ballot. The ballot measure proposes the creation of a new parcel tax on all properties that would generate an additional $250 million for the upkeep and upgrade of San Diego city libraries and parks, including public pools and recreational facilities. Supporters of the proposal contend San Diego libraries and parks, particularly in lower-income communities, desperately need the money for repairs and need to be modernized to meet the community’s needs. Proponents say they will add provisions to the city measure so the tax revenue could be used for other purposes such as funding after-school and homelessness programs, expanding public Wi-Fi, and increasing security. In October, San Diego released a report assessing the condition of the city’s 235 libraries and parks. The report stated 175 parks were in good condition, but that 32 were in fair condition, and 28 were in poor condition. The report determined that city libraries

and parks need $250 million for maintenance and upgrades; libraries need a minimum of $50 million and city parks need another $200 million, but the report added that the dollar amount needed to improve city libraries and parks could go higher depending on what amenities and services the city would like to have available at parks and libraries. Under the proposed parcel tax, all properties would be assessed an equal flat tax regardless of the property’s assessed value. While the dollar amount of the parcel tax has not been determined yet, proponents say the parcel tax would be only a few dollars per month. In response to critics who argue the parcel tax would disproportionately impact lowincome households, supporters will consider adding language to the measure to provide an exemption for households if they can demonstrate the parcel tax would be a financial burden such as extremely lowincome families or affordable housing projects. Once the paperwork has been submitted, proponents need to gather at least 82,000 valid signatures, but they hope to gather 110,000 signatures to meet the threshold requirement. If supporters gather the necessary number of 82,000 valid signatures, the ballot measure would only need a simple votermajority to pass. If they do not, then the ballot measure will need two-thirds voter approval to pass. December 2021 socalrha.org | 9

Carlsbad City Council Moves Forward A Proposed Multi-Year Water Rate Increase

The Carlsbad City Council last month moved forward to vote on a proposal that would increase rates on drinking, sewer, and recycled water over the next three years. The Council, which acts as the Carlsbad Municipal Water District (CWMD) Board of Directors, scheduled a hearing on January 11, 2022, to consider the rate increases. According to the conclusions of the Cost-of-Service Study performed by the water district, the rate increases are necessary to meet projected revenue shortfalls for capital improvement projects and new infrastructure, greater demand for water, and cost increases for water purchases from the San Diego County Water Authority (SDCWA). If adopted, the rate increases will generate another $13.7 million in new revenue to help the CWMD absorb the cost of items such as water infrastructure projects between 2022-2024. The study forecasts that water purchases from the SDCWA will increase by 5.5 percent in 2022. Potable Water purchases from the SDCWA account for 69 percent of the cost of providing service to customers according to the study. The proposal would increase rates on potable, recycled and wastewater service. The average increase for wastewater would rise to a total of $22.22 and rates for drinking water would increase on average of $2.56 for a single-family residence over the next three years. The CWMD issued a printed notice to water customers 45 days in advance to allow them to review and protest the rates. If 50% or more of water customers protest the proposal, the CMWD Board of Directors cannot adopt the rate increases. The district provides water and sewer service to approximately 14,000 customers. Olivenhain and Vallecitos Water Districts provide drinking water to the southern communities of Carlsbad. If CWMD Board of Directors approves the proposed plan, the new rates would take effect on March 1, 2022. To view the public notice, studies, information

about the proposed water rate increase, and how customers can file protests with the city, members can visit https://www.carlsbadca.gov/departments/ utilities/rates.

Oceanside Authorizes Funding for City Rental Assistance Program The Oceanside City Council last month awarded a contract to Interfaith Community Services (ICS) to manager its new rental assistance program to help tenants financially impacted by COVID-19. ICS also provides Section 8 vouchers to 1600 households. ICS also is already contracted with managing the City of Oceanside’s hotel voucher program for homeless individuals.

The city awarded $1.1 million to ICS for the temporary rental assistance program. The program is expected to help 38 low-income households earning at or below 60 percent of Area Median Income pay back rent and for assistance with payments of utilities and security deposits. The funding originated from the U.S. Department of Housing and Urban Development (HUD) intended to help low-income people in need of rental assistance due to COVID-19 or to help with the construction, purchase or rehabilitation of housing. Members may visit https://www.interfaithservices.org/program/ housing/ for more information about the program.

More East County San Diego Cities Join Effort to Oppose Proposed County Redistricting Plan

More cities in East County San Diego are expressing dissatisfaction with a proposed redistricting plan what would shift several east county cities outside of San Diego County’s District 2 map. The municipalities are concerned the proposed County District 2 maps will divide shared common interests developed among east county cities and communities over time. Traditionally, the cities of El Cajon, La Mesa, Lemon Grove and Santee and the communities of Alpine, Jamul, Lakeside, and Spring Valley have been located inside District 2, but several draft maps distributed by San Diego County’s Independent Redistricting Commission and California’s Citizens Redistricting

10 | Southern California Rental Housing Association Rental Advisor December 2021

Commission is drawing opposition from east county cities and communities. One proposed map made public showed Santee, Ramona, and Lakeside combined with the coastal San Diego communities of La Jolla, Pacific Beach and Kearny Mesa. Another map shows Santee, Borrego Springs and Ramona being combined with Camp Pendleton and Fallbrook. Another map shows the cities of El Cajon, La Mesa and Santee being merged with the San Diego City communities of Normal Heights and Serra Mesa. East County cities and communities argue the maps would combine them with coastal and urban cities that do not share any common interest and marginalize their input and influence in policy decisions such as school districts, water districts, fire protection, and economic development. The maps in their opinion would divide “communities of interest.” El Cajon, Santee, and Lakeside have voiced their opposition with the draft redistricting maps. The Santee City Council on November 10 adopted a resolution expressing its interest to remain with other East County San Diego cities and communities.

The El Cajon City Council held a special hearing on November 16 to adopt a resolution disagreeing with the draft maps and to create alternative electoral maps that would preserve the mutual interests of East County. Last month, the Escondido and Lakeside Chambers of Commerce introduced draft district maps for State Assembly and Senate and Members of Congress. The maps introduced would combine the cities and communities of North and East San Diego Counties. All city, county, state, and congressional electoral maps must be adopted by mid-December.

City of Coachella Housing Inventory to Double by 2029 - Residents Seem to Like It

Many cities and counties in California are in the process of updating their housing elements to meet state housing law. The City of Coachella’s Housing Element plans to add 7,886 new housing units over the next eight years, which would double the number of existing homes currently in the city.

December 2021 socalrha.org | 11

California’s Regional Housing Needs Assessment (RHNA), which is updated every eight years, requires all California cities and counties to update their housing elements to plan and accommodate for new housing based on Area Median Income (AMI). In the latest reiteration of the RHNA process, the City of Coachella must plan for 1,033 very-low-income units, 999 low-income units, 1,367 moderate-income units and 4,487 above-moderate-income units, between 2021 – 2029. The Coachella City Council approved the plan that is now being reviewed by the CA Department of Housing & Community Development (HCD). HCD officials are expected to answer by January or February 2022 if it will accept the plan or require Coachella to make more changes. According to U.S. Census Data, Coachella’s population is expected to triple from 47,186 in 2021 to 117,500 people by 2030. The City Council approved the plan which is currently being by state officials. Coachella City officials have been holding meetings to inform residents about its housing strategies with residents reacting favorably. The City conducted a survey about housing in which residents cited the lack of affordable housing as their biggest concern. City leadership has been aggressive with its housing strategy, forming partnerships with for-market and affordable developers and taking advantage of state and federal programs to receive more funding due to its low home prices and annual incomes. So far, Coachella residents have reacted positively to new development. City leadership has been forming partnerships with for-market and affordable developers. The City has been able to take advantage of its lower homes prices and annual salaries by capturing more state and federal grant money to help build affordable development. The City has updated several community plans to revitalize and add more housing in those neighborhoods. Last month, the Riverside County Board of Supervisors approved and awarded $23 million in federal housing funds to Valle Verde, a 152unit apartment project to be built in Coachella. In July, the Coachella City Council approved a $13 million conditional loan to help build the 10-unit Affordable Tripoli Apartment project. Last year, a 105-unit affordable apartment project called the

Pueblo Viejo Villas received a total of $47 million in state and federal funding. There are plans to begin construction of other projects totaling 400 units in Coachella within the next 12 months. For more information, members can visit Coachella’s Development Services Department website, https://www.coachella.org/departments/ community-development, more information. l6GQGGeRBYVn6Crh7eWUPUBnsKm8Owqgw5_

Rental Providers Must Provide Mold Booklet Effective January 1, 2022

Rental Housing Providers must begin providing written disclosure to all prospective tenants of the potential health risks and the health impact that may result from exposure to mold by distributing a consumer-oriented booklet. The booklet, “Information on Dampness and Mold for Renters in California,” must be provided to prospective residents prior to entering into the rental agreement. The booklet is available on the SCRHA Forms page for members.

WHAT YOU NEED TO KNOW:

ASSISTANCE ANIMALS

Service, Companion, Comfort, Emotional Support… No matter what they are called, Assistance Animals are protected under Federal and State laws.

Property owners MAY NOT deny or terminate tenancy because a resident has one.

Property owners MAY NOT charge any additional deposit, rent, or other monetary obligation.

Refer to SCRHA White Paper “Service & Companion Animals” and use Form 262.

12 | Southern California Rental Housing Association Rental Advisor December 2021

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December 2021 12/28/2020 socalrha.org | 13 5:00:18 PM

SCRHA Members Giving Back As President of the 2022 Lake Murray 4th of July Fireworks and Music Fest- I love planning and giving my time to this event. It is a special day for family, friends and neighbors to come together and celebrate our country! Learn more at www.lakemurrayfireworks.org Melissa DeMarco, FBS Property Management AMO

and now I am the VP of Fundraising. There is no paid staff, so we have to work together to make the magic happen. I estimate that I work about 4 hours a week on Board materials, planning and other tasks which gets my combined volunteer hours to just over 1,500 hours per year. I do this because it makes me feel good to continue the traditions of 53 years of women dedicated to the betterment of their community. I am merely a custodian of this organization, and I want to make sure I leave it in as good of shape or better than I found it.

Christine La Marca, The Kevane Company, Inc.

For the past 6 years, along with my twin daughters, I have participated actively in SPRITES of East County. Founded in 1968, it is a mother-daughter philanthropic organization that focuses primarily on providing volunteer hours to local philanthropic organizations. Annually our 200 members collectively provide our 22 designated philanthropies, along with other community philanthropies, with nearly 6,000 hours of service. The hours we spend working in our community with our philanthropies contributes greatly to their ability to serve children, elderly, homeless, disabled and less fortunate individuals in our our community. The work is not glamorous, but makes you feel connected to people in a way only volunteering can do and it leaves your heart happy. My daughters and I each volunteer about 70 hours a year, and we particularly enjoy serving meals to the families in Father Joe’s Villages, seniors through Meals on Wheels, and our very favorite is being with the residents of Noah’s Homes who are the most loving people ever. My involvement with SPRITES is even more extensive as I have served on the all volunteer Board of Directors for the past five years, as Treasurer, President

With the generous support of our valued clients & partners we donated nearly 400lbs of food to Helen Woodward’s AniMeals program which provides pet food for disabled veterans, housebound elderly, and those impacted by COVID. Etta Smith, Generation Contracting and Emergency

14 | Southern California Rental Housing Association Rental Advisor December 2021

My charitable efforts in 2021 have included, donating time to the following organizations/charities: Toys for Tots, Valley Food Bank, and Animal Friends of the Valley. Sophie Rosado, City Wide Cleaning Services, Inc. I started making salsa 20 years ago, after moving from Ohio to California and falling in love with the culture and food! We call it Frankberto’s, as every taco shop we went to in 1996 seemed to end in “berto’s,” and we had a Boston named Frankie, and she loved everyone she met. When people started asking, “can I buy some of your salsa..?” I told them I don’t sell it, but when I make it next, I will get you some. I was inspired by a friend who was raising money by taking pictures of families for Christmas cards and donating the funds to charity. About 12 years ago, I said I could do that with Frankberto’s! and we have been slinging Frankberto’s for the last 12 years now.

Project. My family and I roll up our sleeves and put in about 4 to 5 days of work to bring Frankberto’s to our fans. We like to say, Frankberto’s, where giving never tasted so good! Brent Walla, Snapp & Associates Insurance Services

This year we raised $1,700 for Community Reunification Project and the Eastlake Church Christmas Offering

December 2021 socalrha.org | 15

The Voice of The Rental Housing Industry Read our emails and follow us on social media to keep up with the latest news.

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16 | Southern California Rental Housing Association Rental Advisor December 2021

CAM Spotlight

SETH SPRINGMAN R & V MANAGEMENT

Many congratulations to Seth Springman, R & V Management, who recently earned his designation as a Certified Apartment Manager. Learn more about his career and experience earning the CAM. Tell us about how you started working in the multi-housing industry?

What was the exam like? The exam was fairly straight forward, and the material from the course covered every question thoroughly. I did not need to prepare for the exam very much. Would you advise co-workers/ colleagues to get the CAM?

I was looking for a job while in college and the property manager of the community that I resided in told me about a part-time position leasing apartments.

I would encourage anyone that is serious about their career in property management to pursue the CAM designation if they are planning to stay in the industry.

How long have you been in property management?

What advice would you give someone who wants to get their credential?

For about 21 years. What made you decide to get your credential? I was encouraged by my supervisor.

Wait until you are able to commit to spending the time in the class without distractions from your normal day-to-day operations, but don’t forget that you may need to make the time.

If you'd like to learn more about earning your CAMT designation with Southern California Rental Housing Association, email education@socalrha.org for details

What was the experience like? I enjoyed the course material very much.

December 2021 socalrha.org | 17

18 | Southern California Rental Housing Association Rental Advisor December 2021

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NOVEMBER RIVERSIDE QUARTER-DAY CONFERENCE Covers Topics of Energy, Water and Organic Recycling

By Southern California Rental Housing Association Using hydrogen mixed with carbon to heat and power homes and businesses, information about new and existing water rebate programs for properties, and rules regarding organic recycling were some of the topics shared at last month’s Riverside Virtual QuarterDay Conference. Speakers representing SoCal Gas, Metropolitan Water District, Western Water Municipal District, and the City of Murrieta talked about new innovations in energy, new and existing water conservation programs, and a new state law taking effective January 1, 2022, SB 1383, which establishes new requirements for business and many residential properties to recycle more organic waste. Adam Eventov, Public Affairs, Regional Public Affairs Manager

for South Inland SoCal Gas talked about innovations in energy generation and technology. With California updating its target to go carbon neutral by 2045, companies such as SoCal Gas are investing in research and development to incorporate fuel sources such as hydrogen and methane, along with the use of natural gas, to power homes and businesses. While the United States uses hydrogen and methane for power in limited capacity, the U.S. lags far behind in terms of scale compared to other countries using those fuel sources for heat and power. SoCal Gas is already enhancing its existing infrastructure by replacing older generators with new turbines, but it will require more time and investment to provide new sources of energy to the Southern California region.

Eventov noted that many properties at some point in the future will be retrofitted with ‘Hydrogen Splitters’ to produce power for lighting and HVAC systems. Hydrogen Splitters also could be combined with existing solar power systems. However, the new technology will require properties to replace HVAC and other systems to accommodate newer forms of power which could be very expensive for existing properties. Until then, Eventov recommended properties invest in insulation, LED lighting, and consider adding solar power to their properties because the cost of adding solar to a home or business continues to decrease. Krista Guerrero, Metropolitan Water District (MWD), and Rob Whipple, Western Municipal Water District (WMWD), talked December 2021 socalrha.org | 21

about various residential and commercial water savings and rebate programs offered by the agencies. Guerrero and Whipple reiterated that California would continue to experience droughts. They noted it has been difficult for the agencies to reach out to rental owners and property managers, but it is vital that water be used be as wisely as possible because the water agencies “don’t want to see a product transported 600 miles to be poured down the drain.” The districts’ water conservation programs focus on turf replacement/drought tolerant landscaping, water saving devices, and water-saving strategies for commercial property. Programs such as turf replacement have helped remove 200 million square feet of grass yielding a savings of 6.6 million gallons of water annually. MWD and WMWD indicated that the turf replacement program will restart again early next year, properties can get a rebate of $2 dollars per square foot by replacing grass with other landscaping. Guerrero and Whipple noted the districts

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plan restart the program next year and will share the announcement with the SCRHA. MWD and WMWD also have rebate programs for water monitoring and leakage devices, water-saving appliances, rain barrels, soil moisture devices to detect overwatering and flow monitoring devices that can track when and how much is being used on commercial and multifamily properties. The agencies also will have a toilet replacement program for residential buildings built before 1994; the program begins next year. Multifamily properties can receive a $250/ per toilet rebate for replacing older toilets for new water saving toilets; MWD and WMWD will announce when the program begins in early 2022. Commercial and residential properties can have water agency landscape professional visit to survey their property’s water usage and calculate potential money and water savings depending on what water saving measures the property owner decides to use. The water agencies presented information on certification programs for

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Landscapers and the “Landscapes with Style” publication providing drought tolerant landscape designs for properties. Assistant to the Murrieta City Manager, Louie F. Lacasella, presented an overview of SB 1383, California’s new law establishing more mandatory organic recycling requirements on local governments, residences, and businesses. California’s recycling mandates began with AB 341 for recycling for commercial and then AB 1826 with multifamily, but SB 1383 creates new requirements on organic recycling. By January 1, 2025, local governments must reduce their organic waste being dumped in landfills by 70 percent. Nearly 52 percent of all waste dumped in landfills is organic. SB 1383 takes aim at preventing methane gas emissions, which is many times more potent than carbon dioxide as a greenhouse gas. More unused edible food must be donated to local food banks and local government must initiate education programs to inform the public about organic recycling. Cities and counties will be responsible for enforcing and managing its organic recycling programs while coordinating with their contracted waste haulers to ensure programs goals are being met. Initially, local governments were to begin enforcing their organic recycling programs on January 1, 2022, but local governments under a new law, SB 619 passed this legislative session, do not have to start enforcement of their programs until January 1, 2024. Organic recycling now includes food soiled packaging along with food and green waste. Once the enforcement provision of SB 1383 begins, businesses and

residences must separate their organic waste from other forms of waste and discard it in green bins or compost it. Governments, businesses, and residences that fail to meet SB 1383 requirements could face fines. Local government could be fined by the state as much as $10,000 a day for violations. LaCasella recommended members contact their city and waste haulers for more information and can visit Calrecycle’s webpage at https:// calrecycle.ca.gov/. SCRHA also have the following resources available on the SCRHA website at http://socalrha.org: • White paper on AB 314, AB 1826, and SB 1383 in the Member White Paper section.

In the near future the SCRHA will make available the individual PowerPoint presentations from SoCal Gas, MWD and WMWD, and City of Murrieta and the recording of all three presentations from the November 16 Riverside Virtual Quarter-Day Conference. Other sources include: • SoCal Gas, www.socalgas. com or UC Irvine’s www. solutionsthatscale.com to learn more about emerging trends in energy. • Metropolitan Water District (MWD) ‘Be Water Wise’ website, https://www.bewaterwise.com/ • Western Water Municipal District (WMWD) Water Conservation Programs, https://www.wmwd. com/265/Programs-to-Help-You, and rebate programs, https:// www.wmwd.com/411/Rebates © Artem Freelance | Dreamstime.com

December 2021 socalrha.org | 23

Temporary Relocation of Tenants By Southern California Rental Housing Association When a landlord and tenant enter into a rental agreement, the landlord agrees to provide a habitable dwelling unit to the tenant and, in exchange for living in the unit, the tenant agrees to pay the rent and comply with the terms of the rental agreement. However, there may arise a situation in which a tenant(s) must be temporarily relocated because the rental unit needs to be vacated for maintenance or repair. Depending on the circumstances, the landlord could be responsible for providing the tenant(s) temporary housing and/or other types of compensation for other incidentals (meals, pet lodging, etc.). The landlord is not responsible for relocation

assistance if the tenant is proven to be responsible for the unit’s damage. The rental agreement is terminated if the rental unit is damaged to the extent that it is no longer habitable. When a landlord needs to relocate a tenant There may come a situation when a landlord may need to perform necessary maintenance or repairs to a rental unit. The maintenance or repair could be significant or too hazardous to allow the tenant(s) to live in the unit while the work is performed; thus, the tenant(s) may need to vacate the unit until the rental unit is habitable again. The landlord may be responsible

24 | Southern California Rental Housing Association Rental Advisor December 2021

for providing the tenant relocation and compensation if the landlord must perform significant repairs or maintenance to the rental unit or complex; for example, a broken pipe or leaky roof that causes water damage or flooding in the rental unit, or if the landlord must fumigate a unit or the complex for termites. The landlord is responsible for providing the tenant(s) temporary housing and providing forms of compensation such as a food stipend (if the temporary housing does not have a kitchen), the boarding of pets, while the maintenance or repair is being done to the rental unit. However, the landlord is not responsible for meals if the temporary unit has

a kitchen facility. To qualify as a kitchen the unit or temporary accommodations should have an oven. Additionally, a landlord is not responsible for pet boarding if the temporary housing accepts pets. Types of Temporary Relocation Housing While the owner provides temporary lodging, the resident is still responsible for the regular rental payments. If the owner/ agent provides temporary lodgings, the owner may: • Move the tenant to another vacant unit in the property. • Arrange for hotel stay—Landlord may choose the hotel/motel (no kitchen) and provide a food stipend. • Arrange for a hotel/motel with a kitchen and no stipend is necessary. Note: that lodging/ accommodation does not necessarily need to be near the rental property but is suggested. It is recommended that owner/ agent check with their insurance company to verify if lodging is covered under their insurance, or if they have loss of rent insurance in their policy. Alternatively, if a tenant(s) opts not to utilize temporary housing and instead will stay with family or friends (or at another place of their choosing), you can credit their rent the daily rate for the days they are unable to occupy their unit. Daily rent is calculated as 1/30 of the monthly rent value. Typically, the credit is applied to the next month’s rent. There are instances that the landlord is not responsible for providing the tenant temporary

housing and compensation. The landlord is not responsible if: • It is determined the tenant or their guests were responsible for the damage, repair or maintenance of the rental unit. • The repair or maintenance was caused by a third party not associated with the landlord. • The damage was caused by the direct result of a natural event (such as an earthquake or wildfire); not caused by the result of something defective on or in the dwelling unit In the event the rental unit is damaged beyond the point of being habitable, the lease agreement is cancelled. The tenant is no longer obligated to pay rent, and the landlord is not obligated to provide the tenant housing or alternate housing. Maintenance & Repair Notices Please note that before a landlord may enter a dwelling unit or step onto the rental property to perform inspections, maintenance or repairs, the landlord must provide to the tenant(s) written notice at least 24 hours in advance of their intent to enter/ step on the property. Members are recommended to use Form 300 – 24-Hour Notice to Enter Dwelling Unit. The notice should be posted on the door of the unit. The landlord should leave notice with the tenant indicating when they entered the unit and the reasons why for entering the unit using Form 310 - Notice Dwelling Unit Entered. This form is typically left on the counter or table where the form can be easily found and is visible to the resident upon their return. Note that the only instance an owner/agent may enter without

a 24-hour notice is in the event of an emergency, for example a flood or fire. Form 310-Notice Dwelling Unit Entered should be left in a visible place. Renters Insurance The Southern California Rental Housing Association (SCRHA) recommends the use of SCRHA Rental Form 278 – Resident Insurance Addendum at lease up, or for month-to-month tenancies, with a proper 30-day Notice of Change of Terms of Tenancy (SCRHA Rental Form 350). This form serves to remind tenants that they are responsible for damages that are a result of their negligence and that the owner’s insurance will not cover a tenant’s personal belongings.

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CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all classes and events will be held online unless otherwise noted in the registration process. Questions? Contact us at events@socalrha.org or 858.278.8070!

15 DEC

SCRHA Holiday Schedule Office Closed December 24 & 27 December 31 & January 3

16 DEC

4:30p-6:30p

Board Installation & Holiday Mixer

1:00p-2:00p

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16 20 FEB OCT

10:00a-11:00a

Legislative Update

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21 OCT

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SCRHA Fall Golf Tournament

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17 FEB

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California Balcony & Deck Inspection Class

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Private Attorney Fair Housing: Part I & II General Act (PAGA)

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Congratulations to all Mark of Excellence winners. You are the true "Mark of Excellence" in our industry, and we are proud to recognize your accomplishments. The Nancy Robertson Service Award John Modlin, The Phoenix Staffing President's Award Todd A. Brisco, Todd A. Brisco & Associates Assistant Property Manager of the Year 1-100 Units First Place: Mia Bianchi, H. G. Fenton Company Assistant Property Manager of the Year 101-300 Units First Place: Whitney Weiss, Greystar Second: Jennifer Ramirez, R & V Management Third: Danny Cahill, H. G. Fenton Company Assistant Property Manager of the Year 301+ First Place: Alisyn Johnson, FBS Property Management, AMO Second: Kisa Krause, Greystar Third: Jose Soto, H. G. Fenton Company Leasing Professional of the Year 1-100 Units First Place: Meghann Cherzan, H. G. Fenton Company Second: Zoe Poissot, H. G. Fenton Company Leasing Professional of the Year 101-300 Units First Place: Elizabeth Coyle, H. G. Fenton Company Second: Cody Kirk, H. G. Fenton Company

Third: Sandra Edith Chavez Marquez, Millcreek Apartments, LLC Third: Alexis Smith, Fairfield Residential Company LLC Leasing Professional 301+ Units First Place: Taylor Hoth, H. G. Fenton Company Second: Aiana Barley, H. G. Fenton Company Third: Michael Rynders, H. G. Fenton Company Maintenance Supervisor of the Year 1-300 Units First Place: Benito Teran, H. G. Fenton Company Second: George Hernandez, Millcreek Apartments, LLC Third: Mario Arzate, H. G. Fenton Company Maintenance Supervisor of the Year 301+ Units First Place: Antonio Quintero, H. G. Fenton Company Second: Omar Arzate, H. G. Fenton Company Third: Lee Young, H. G. Fenton Company Industry Partner of the Year - Individual First Place: Jay Lopeman, BG Multifamily Second: Scott Staples, City Wide Group of Companies Third: Robert Preciado, City Wide Protection Services Industry Partner of the Year - Company First Place: City Wide Cleaning Services Second: City Wide Protection Services

30 | Southern California Rental Housing Association Rental Advisor December 2021

Maintenance Technician of the Year 1-300 Units First Place: Saul Correa Vargas, H. G. Fenton Company First Place: Marco Rodriguez, H. G. Fenton Company Second: Jose (JC) Chavez, H. G. Fenton Company Third: Javier Duarte, H. G. Fenton Company Maintenance Technician of the Year 301+ Units First Place: Eriberto Lugo, R & V Management Second: Juan Gilbert, H. G. Fenton Company Third: Jesus Jimenez, R & V Management

Multi-Site Manager of the Year 1-300 Units First Place: Carlos Rebollar, H. G. Fenton Company Second: Davis Newton, H. G. Fenton Company Third: Yajaira Rodriguez, Trilar Management Group

Property Manager of the Year 1-100 Units First Place: Griffon Hooper, CASAVIDA Second: Amber Ferns, Trilar Management Group Second: Alicia Banister, H. G. Fenton Company Third: Jamie Ryan, R & V Management Property Manager of the Year 101-300 Units First Place: Natasha Howell, Millcreek Apartments, LLC Second: Katarina Schmidt, H. G. Fenton Company Second: Donell Repp, Greystar Third: Sylvia Padron, R & V Management Third: Alexis Mott, H. G. Fenton Company Property Manager of the Year 301+ Units First Place: Josh Buendia, R & V Management Second: James Lewis, R & V Management Third: Candace Hollinbeck, H. G. Fenton Company

Property of the Year 1-100 Units First Place: Urbana, H. G. Fenton Company Second: Vici Luxury Rentals, H. G. Fenton Company Multi-Site Manager of the Year 301+ Units Third: Bella Del Mar, H. G. Fenton First Place: Shaina Lauria, R & V Company Management Second: Stephen E. Beitinger, FBS Property of the Year 101-300 Units Property Management, AMO First Place: Skye Apartments, Fairfield Third: Tony Giroux, H. G. Fenton Company Residential Company, LLC First Place: Solterra Ecoluxury Apartments, Porter/Housekeeper of the Year 1-300 H. G. Fenton Company Units Second: Rivue, R & V Management First Place: John Robinson, H. G. Fenton Third: Seagate Condominium Rentals, H. G. Company Fenton Company Second: Andres Munos, H. G. Fenton Company Property of the Year 301+ Units Third: Erik Ramirez, H. G. Fenton Company First Place: Diega, Greystar Second: Casoleil, R & V Management Porter/Housekeeper of the Year 301+ Third: Club River Run Apartment Homes, Units H. G. Fenton Company First Place: Ricardo Cervantes, H. G. Fenton Company Property Management Company of the Second: Guillermo Sarinana, H. G. Fenton Year Company First Place: Greystar December 2021 socalrha.org | 31

Placed 8/24

Visit socalrha.org for a complete gallery of event photos! 32 | Southern California Rental Housing Association Rental Advisor December 2021

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December 2021 socalrha.org | 33

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments. With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

Only 9 cents of every $1 are returned to owners, including the many apartment owners who are themselves small businesses and rely on this revenue to make ends meet, and investors, which include public pensions and 401ks, on which many Americans rely—whether or not they reside in rental housing.

Approximately 39 cents of every $1 pays for the mortgage on the property. Roughly two-thirds of the apartment industry has private lenders and are ineligible for federal mortgage forbearance via the CARES Act. This is a critical expense, as mortgage foreclosures put all residents at risk of losing their housing.

10 cents of every $1 is spent

on capital expenditures, including roof and HVAC replacement and other important repairs that help ensure quality housing for America’s 40 million rental housing residents.

27 cents of every $1 covers payroll expenses, including paying employees who operate and maintain the property, ongoing maintenance, utilities, insurance and the like.

14 cents of every $1 goes to property taxes, which in turn supports the community through financing for schools, teachers, emergency services and other important local needs.

Between mortgage payments and investor returns, which help support many Americans’ retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize. Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

34 | Southern California Rental Housing Association Rental Advisor December 2021

Six reasons to sell the income property you love…

And how to avoid taxes when you do

Many investors recoil at the thought of selling a piece of investment property. And they usually have a good reason, whether it’s missing out on future appreciation, having to pay a massive tax bill or some other factor. Yet it can often make good sense to sell your property, thanks to a real estate investment alternative that simplifies your life and lets you defer the taxes via a 1031 exchange. Let’s take a look at six reasons you might want to consider selling and reinvesting in this alternative… Reason #1: You're sick and tired of having to actively manage your real estate. Let’s face it, managing your real estate is often a real hassle. You have to keep your eye on the ball 24 hours a day, seven days a week. And dealing with tenants, toilets and trash just gets old after a while.

By Kay Properties & Investments Sometimes even the sound of a ringing phone can fill you with dread. Sure, you can use a property management company to handle many of the details, but they come with their own set of hassles and can cost you a big chunk of your rental income. But imagine if you could continue investing in real estate while eliminating all those hassles and costs. The good news, you can. How? By investing fractionally in a carefully selected portfolio of income-producing investment real estate that you don’t have to manage or have someone else manage. Instead, you can just relax and enjoy your life while somebody else does all the worrying and deals with all the hassles. I’ll tell you more about the alternative that lets you do that in a moment, but first let’s look at…

Reason #2: You can take advantage of passive real estate investing for continued income with no management responsibilities When you invest in real estate the way I’m going to show you, you’ll be a true passive investor. You quite literally won’t have a single responsibility when it comes to managing your property, nor will you have to worry about any of the day-to-day hassles. They’re now somebody else’s problem. And that means you’ll have more time and more energy for your family, your friends and your hobbies. Better yet, you’ll feel better thanks to the reduced stress and you’ll be more fun to be around. Reason #3: You can realize the value of your real estate now instead of later. Many investors I talk to like the idea of selling their investment property and realizing its value. December 2021 socalrha.org | 35

However, they don’t want to pay the taxes, nor do they want to spend the time and effort needed to find a new piece of property to roll their money into. Those are two of the things that make fractional investing in a portfolio of real estate so attractive. You don’t have to spend a lot of time searching for a new property — it’s all done for you. Better yet, by reinvesting your money with a tax-deferred 1031 exchange, you can move on with your life. Reason #4: You can quickly and easily become more diversified Imagine if you could easily spread your real estate investments into different types and sizes of property in variety of

geographical areas. You’d have instant diversification which many investors value, especially in these uncertain times. That’s the nice thing about the fractional real estate investments I’m going to tell you about in a moment. They’re stand-alone real estate investments in a variety of places. And we’ll help you choose the properties that works best for you. Reason #5: You get the opportunity to invest in larger real estate deals One of the nicest things about fractional ownership of real estate is that you can, if you wish, get pieces of larger real estate deals than you do now. Maybe you like the prospects for a certain type of real estate —

36 | Southern California Rental Housing Association Rental Advisor December 2021

but thought it was out of reach because of the size of the required investment. But now, with fractional ownership, you can get a piece of just about any type of real estate investment you like, no matter how big. And I’ll show you how in just a moment. Reason #6: You can use a 1031 exchange to defer the taxes when you sell your property Occasionally, the tax code actually makes sense. And one of those occasions is with 1031 exchanges, which allows you to sell a property at a hefty profit and defer the taxes when you move your money into a “like-kind” property. Most investors consider “likekind” to be an imposing limitation,

but the fact is, the rules are less rigid than you might think. For example, moving from an apartment building into a piece of raw land might not seem a “likekind” exchange, but the rules allow it. However, there are time limitations that must be followed to the letter. For example, you have to identify a replacement property within 45 days of the day you sell your property. And you have to close on a new real estate investment within 180 days of selling your property. It generally makes sense to work with a specialist in 1031 exchanges to make sure you stay within the IRS’s rules, and that your transaction is completed on time.

Kay Properties is a national Delaware Statutory Trust (DST) investment firm. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services, member FINRA, SIPC, Office of Supervisory Jurisdiction located at 582

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompanydirectory

December 2021 socalrha.org | 37

38 | Southern California Rental Housing Association Rental Advisor December 2021

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Welcome New Members INDEPENDENT OWNERS 625 Broadway | Greystar A&D Home Solutions II, LLC Acropolis Capital, LLC AK General Construction Inc Ashley Flock AYRAV, LLC Conrad Engelhardt Company Daniel Hecko Daniel MacDonald & Stephen Leonard

George/Janice Nochta Hillary Gish H's Rentals Latitude 33 Michael Pelloth Company Myra & Paul Bogdan Company Rey Caballes Company Sandor Halvax The Merian

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December 2021 socalrha.org | 41

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

socalrha.org 42 | Southern California Rental Housing Association Rental Advisor December 2021

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of December and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. Chase Pacific Property Management 1968 Linda Kass Company 1998 and Real Estate Services 1971 Kroeger Family Properties Richard and Nilda Townsend 1975 James Kennedy Company 1998 David Berg Company 1975 William and Karen Zounes 1998 Jon Beaman Company 1976 Thomas Schaide Company 1998 NEBO, LLC 1976 Patricia Barrer Company 1998 John Flavin Company 1977 American Bathtub Refinishers 1999 Martin Mosier Company 1978 Eugene Kanaly Company 2000 Kelly Ann Schneider Company 1978 Hunter's Run Apartments 2001 Ronda Landrum Company 1978 Karen Langley Company 2001 Anova, Inc. 1980 Fred Musial and Vicki Rydell 2001 Thomas & Patricia Beilke 1980 Jana Sulpizio Company 2002 Norman Starr Company 1981 Stephanie Troncone Company 2003 Dowling Apartments 1981 William Clarke Company 2004 Jo Lancaster Company 1982 William Wiegand Company 2004 Douglas Allred Company 1983 Anne Lambert Company 2005 George & Edna Perrington 1984 Dominick and Antoinette Ingrassia 2005 Robert Nida Company 1984 Marc-Aaron, Inc. 2005 Linda Adrian Company 1988 Timbers Apartments 2006 BluSky Restoration Contractors, LLC 1989 Russell Hook Company 2006 James P. Burrell Company 1989 T.L.M. Properties 2007 1990 Gloria Donichy Company 2008 Frank Fernicola Company Midland Properties LLC 1991 Commercial & Industrial Roofing 2008 Robert & Elizabeth Sunukjian 1992 Jeremy Mencher Company 2008 The District | Greystar 1995 Seamist15, LLC 2009 Eucalyptus Apartments 1996 La Jolla Park East Apartments 2009 Pacific Coast Cleaning, Inc. 1996 Chase Commercial Term Lending 2009 Patricia White Company 1996 Regents FHT 2009 Pacific Patio Apartments 1997 Donald Beyer Company 2010

*A member must have continuous membership, without lapses to appear on the Honor Roll. If at any time membership lapsed, and rejoined later, or if it was merged or were taken under new ownership, they will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org December 2021 socalrha.org | 43

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socalrha.org 44 | Southern California Rental Housing Association Rental Advisor December 2021

Landlord/Tenant

Questions and Answers Q

By Ted Kimball, Esq., Kimball, Tirey & St. John LLP

What is the code section pertaining to the tenant’s obligation to pay rent subsequent to a thirty-day notice?

There are no laws requiring you to rent month-to-month or a minimum or maximum amount of time. Many landlords require six-month or one-year leases.

California Civil Code 1946 requires the tenant to serve A tenant reported a broken a thirty-day notice or a landlord refrigerator on Monday at 10 to serve either a thirty-day or a a.m.. We replaced the refrigerator sixty-day notice to terminate the tenancy. The rent is owed until the on Wednesday, at 6 p.m., in the same week. Now, the tenants want lease terminates. us to pay for the spoiled food. Several prospective tenants Should we? have inquired about renting You would only be liable if an apartment for a month or the tenant could prove you two. The high turnovers could be were negligent in maintaining, detrimental to the units and will create a lot of work for us in terms purchasing or repairing the refrigerator. Landlords are not of doing paperwork and cleaning. guarantors or insurers of the Are there any rules that require a tenant’s personal property. tenant to rent a minimum amount of time? One of our clients owns an apartment building that we

A Q

manage. He wants to rent some storage rooms on the property. If he does rent the rooms, would the unlawful detainer process have to be followed if the renter did not pay the rent? Or, do these units have the same rules as storage companies?

Yes, he would need to follow the unlawful detainer process unless the unit is in a “self-service storage facility” as (as defined in California Business & Professions Code 21701(a)).

One of our tenant's dogs is constantly barking and growling at anyone who passes by their apartment. It has scared many of the other residents and they have complained numerous times. I have explained that the lease allows pets. What can I do? December 2021 socalrha.org | 45

If the dog is disturbing other residents and is not being properly restrained, it may be a violation of your lease if it contains a clause requiring tenants to refrain from unreasonable annoyances or disturbances. If this is the case, you could enforce the lease through a notice to perform or quit. It is also useful to have pet rules that spell out acceptable and unacceptable behaviors.

notice only allows the resident three days to comply or be subject to unlawful detainer litigation.

I have been a resident manager for over four years and would like to know what a manager can do other than evict when a tenant continues to cause disturbances, e. g. loud music, singing, throwing cigarettes over the patio, etc…

The threat of eviction sometimes is enough to convince a tenant to respect the quiet enjoyment of the neighboring property. Calling the police for extraordinary disturbances may also serve to quiet down an unruly tenant. If all else fails, you may consider eviction before other residents decide to move.

I agreed to allow a resident to move in even though he could not pay the full security deposit. He was supposed to pay one third of the deposit each month. He made the first two payments but has now failed to make the third and final installment. What type of notice should I use?

The law provides that in the event of a breach of the lease other than non-payment of rent, a three-day notice to perform conditions and/or covenants or quit be utilized. Like a three-day notice to pay rent or quit, this

I have a tenant who never pays his rent until he receives a three-day notice. We normally serve notices on the eighth of the month even though the rent is due on the first. He is on a one-year lease and I don't know my legal rights.

You can try serving him with a three-day notice to pay rent or quit earlier than the eighth of the month. If he fails to make payment within the three-day period you have the right to refuse the rent and commence eviction proceedings.

One of our tenants has a guest who has been verbally abusive to me whenever I ask him who he is visiting. We have a large apartment community with many amenities and we need to be careful that complete strangers are not using our facilities. What can I do?

A tenant is responsible for the conduct of his guests. Rude conduct and behavior for enforcing reasonable rules may lead to your decision to not renew the tenant's lease when it expires. If it continues or escalates to a major disturbance, an eviction can be filed.

I have a tenant who always "races" his car in the parking area. We have families with small children and a posted five mile per hour speed limit. What can I do to make him stop?

Creating safety hazards on the premises in a continuous

46 | Southern California Rental Housing Association Rental Advisor December 2021

manner may be good grounds for eviction based upon the nuisance activity. If the reckless manner in which he operates his vehicle continues after warnings, a threeday notice to perform covenant or quit may be served.

I have a tenant who left her window open when it rained causing water damage to the floor. She said she did not have to pay for the damage because we have insurance for this type of thing and we did not lose anything. What should I tell her?

Your insurance has nothing to do with a tenant’s responsibility for negligence. If your insurance paid for the damage, they would have the right to be reimbursed by the tenant who caused the water damage. You would also be able to recover the deductible you paid. If the tenant has renter's insurance, he/ she may be covered for this type of loss.

We had to evict a real trouble-maker recently, but he keeps coming back to the property to use the swimming pool and spa. He is not anyone's guest and some of the residents are frightened of him. What should I do?

Calling the police for a criminal trespass and disturbance of the peace is the first recommended action.

I have a suspicion that one of our tenants falsified his application by giving me a different name and social security number than his own. If I can prove this, what are my rights? I have a six-month lease and he just moved in.

If you could prove the falsification and you would not have rented to him had you known the true set of facts, the lease would be deemed based upon fraud and set aside. You could bring an unlawful detainer (eviction) lawsuit to regain possession of the premises. My evicted tenant left the property voluntarily three days before the sheriff was scheduled to do the lock-out. Is it wise to keep the appointment or should I just cancel?

In some cases, it only appears that the tenant has vacated voluntarily. A wrong guess could lead to problems. Many property managers elect to meet the sheriff for the official lock-out. Some property managers decide on a case-by-case basis whether or not to take possession prior to the sheriff's arrival.

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. 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.

Local Rental Assistance Programs • City of San Diego www.sdhc.org • City of Chula Vista www.chulavistaerap.com • County of San Diego • www.sandiegocounty.gov • Southern Riverside County www.unitedlift.org • Imperial County www.housing.ca.gov

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December 2021 socalrha.org | 47

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48 | Southern California Rental Housing Association Rental Advisor December 2021

Should San Diego’s Hazard Report Include Earthquakes?

Temblor risks are as high if not higher than other threats By Ali Sahabi, Optimum Seismic, Inc. City of San Diego officials are getting serious about resilience, and they’re turning to the community for feedback on what that means. In 2020, the city completed a Climate Change Hazard Vulnerability Assessment, which has served as the foundation for a new plan – Climate Resilient SD – to ensure that residents will continue to thrive in a changing climate. Members of the public have been invited to comment on the report, which is available at www. sandiego.gov/sustainability/ resilience. The document addresses these potential hazards: • Sea level rise • Flooding and drought • Extreme heat • Wildfires City leaders should be commended for taking action to protect San Diego against these very real threats. The report was derived

in part from the 2017 San Diego County Multi-Jurisdictional Hazard Mitigation Plan, which also addressed hazards from earthquakes, dam failures and tsunamis.

regained it. The study didn’t specifically look at potential impacts on faults, but such stress changes could potentially be felt on faults in or near the range, NASA concluded.

But shouldn’t earthquakes be included in this latest report, especially since San Diego’s Rose Canyon earthquake fault was found in 2020 to be larger and potentially more destructive than previously believed?

Similarly, a 2014 study in the journal Nature found that pumping water from the aquifer in California’s Central Valley can promote lateral changes in stress to the two sides of the San Andreas, potentially causing them to unclamp and slip – resulting in an earthquake.1

Climate change and earthquakes NASA has raised the question of whether long-term drought caused by climate change can trigger earthquakes. A 2017 student out of JPL found that alternating periods of drought and heavy precipitation in the Sierra Nevada between 2011 and 2017 caused the mountain range to rise by nearly an inch and then fall by half that amount, as the mountain rocks lost water during the drought and then

“Even though such changes might be small compared with stress changes caused by the normal buildup of stress on a fault from tectonic processes, it could potentially hasten the onset of the next big quake on the San Andreas,” geophysicist Paul Lundren of NASA’s Jet Propulsion Laboratory.

December 2021 socalrha.org | 49

San Diego’s very real risk of earthquake damage There is very little research available about any possible links between earthquakes and climate change. But the fact remains that earthquakes are a serious threat to the city, and they should be included in any city plan for resilience. The Earthquake Engineering Research Institute projected significant loss to San Diego if a 6.9-magnitude quake were to strike along the Rose Canyon fault. • 45% of all residential buildings damaged • 23,000 residential units severely or completely damaged • 36,000 households displaced • 40% of commercial and industrial buildings damaged, (20%

extensively or beyond repair) • $38 billion in damage • $5.2 billion in lost income Simply stated, these numbers call out for further analysis, planning and proactive steps to protect San Diegans. The science is clear. We need to act now to make San Diego’s residents, businesses and property owners aware of earthquake risks and what they can do to protect our community. Let’s not pass up an opportunity to advance this important public safety discussion. The bulk of these damaged buildings would represent older, more affordable housing and retail – displacing residents and putting thousands of people out of work. This puts our most vulnerable communities at a disproportionate risk for disaster.

50 | Southern California Rental Housing Association Rental Advisor December 2021

Earthquake retrofits can save lives, preserve much-needed housing, ensure that businesses can remain open in an emergency, and enable communities to recover quickly after a major earthquake – to protect and preserve quality of life for all. For more information, call Optimum Seismic at 833-978-7664. Ali Sahabi is co-Founder and Chief Operating Officer of Optimum Seismic, Inc. 1 NASA, Global Climate Change, https:// climate.nasa.gov/news/2926/canclimate-affect-earthquakes-or-are-theconnections-shaky/

The views expressed in this article are the views of the author, and not those of SCRHA.

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing .

.........................................................(760) 400-8179 D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management......................

...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 December 2021 socalrha.org | 51

Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 San Terra Properties.................(858) 832-7800 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shapell Properties, Inc..............(323) 988-7590 Shore Management...................(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768

........................................................ (619) 546-5361 T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. (951) 894-2439 W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434

“SDRentPros truly values being a member of Southern California Rental Housing Association. The professional resources it provides are unmatched by any other organization. The resource of its members and education in all aspects of rental housing assists our company with many different needs. We proudly support their staff and their leadership in providing Legislative Advocacy and support for our industry. We strongly suggest to all of our affiliate Brokers and owners to be a member of this association.” Colleen McDade, SDRentPros

Z Zimmerman Property Management..................

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socalrha.org 52 | Southern California Rental Housing Association Rental Advisor December 2021

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Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

Blueprint Equity...................................... (310) 383-6597

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914

Cable Television

Cox............................................................ (858) 836-7582

Carpet Cleaning

Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 Domuso..................................................... (916) 849-9853 J & C Carpet Company.......................... (619) 498-1424 KJ Carpet Wholesale.............................(909) 455-0180 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

Air Conditioning

Air Temperature Specialists................(888) 588-1602

Atlas Property Service......................... (858) 386-4578 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603

Apartment Brokerage/Sales

Coin-Operated Laundry Equipment

Doug Taber, CCIM - Apartment Broker........................... ...................................................................... (619) 483-1031

Appliance Leasing

Appliance Warehouse of America..... (619) 750-9533

Appliance Parts & Repair

Appliance Parts Company.................. (480) 755-5540

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495

Backflow Testing

Pacific Backflow Company, Inc..........(760) 639-4000 San Diego Backflow Testing, Inc....... (877) 363-8378

Banks

Chase Commercial Term Lending..... (619) 464-0573

Bathroom Refinishing

American Bathtub Refinishers.......... (619) 265-9200 Citiwide Restoration............................... (858) 231-2801 Pacific Bathtub Refinishers. Inc. .........(619) 772-2535

Bathroom Remodeling & Refinishing

American Bathtub Refinishers............(619) 265-9200

Bathtub Liners

American Bathtub Refinishers.......... (619) 265-9200

Bed Bug Services

Innovative Pest Solutions..................... (800) 871-9878

Bee Removal

Innovative Pest Solutions..................... (800) 871-9878

Blinds

America's Finest Carpet Company... (800) 888-1568 Bonded Inc............................................. (858) 576-8400

Boiler Repair

Air Temperature Specialists................(888) 588-1602

Brokerage

Exterminators

Innovative Pest Solutions..................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

Financial Services

Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

Aztec Fire & Safety, Inc......................... (619) 464-5625 Symons Fire Protection........................ (619) 588-6364

Fitness Equipment & Sales

Advanced Exercise ..............................(858) 205-5800 Fitness Machine Technicians............. (760) 600-9575 Opti-Fit...................................................... (888) 601-4350

Flood Damage

Floor Coverings

Parra Building Consultants, Inc.......................................... ..................................................................... (619) 232-1100 Southern Cross Property Consultants............................. .................................................................. (858) 395-8657

Bonded Inc.............................................. (858) 576-8400 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

Cort Furniture Rental............................(858) 549-0800

General Contractors

Designer Quartz....................................... (213)516-9223

BluSky Restoration Contractors, LLC.(619) 398-0200 Camp Construction Services.................(713) 413-2267 FSI Construction.......................................(972) 880-5171 Larry O'Dell Construction......................(619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services.............(619) 401-7000

Courtesy Patrol

Heating & Air Conditioning

Countertops

City Wide Protection Services, Inc.... (619) 938-2333

Deck Coating

Life Deck/Pacific Pebbles....................(619) 262-8600 Medrano Co..............................................(619) 264-3434

Drain & Sewer Cleaning

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904

Education

Grace Hill, Inc......................................... (404) 895-9570

Electrical Contractors

Kennedy Electric.................................... (619) 582-6568

Electronic Key Access

KeyTrak, Inc............................................ (888) 539-8725

Emergency Service Flood/Fire

American Technologies Inc ★●▲....... (619) 458-5979 BELFOR Property Restoration........... (858) 847-9886 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932

Employment Agency

Doug Taber - Real Estate Broker......... (619) 483-1031

The Phoenix Staffing............................ (858) 799-0665 The Liberty Group...................................(951) 744-0057

Cabinet and Countertops

Environmental: Asbestos/Lead/ Mold

Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 SD Wood Cabinet..................................(858) 450-6090

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

Construction and Remodeling

Construction Management

Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Ted Smith Law......................................... (619) 610-9332 Todd A. Brisco & Associates, APC...... (714) 634-2814

Evictions

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

Attorneys-At-Law

Asphalt & Asphalt Maintenance

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

Citiwide Restoration............................... (858) 231-2801 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928

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

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

Environmental Studies

Collections

Fast Affordable Restorations................(858) 449-1277 Gafcon, Inc...............................................(858) 875-0010 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 Workright Property Services Inc.......... (858) 751-6312

Appliance Sales

Superior Abatement Services, Inc.....(844) 583-3278

American Technologies Inc ★●▲....... (619) 458-5979 CVE San Diego (Environmental)......... (619) 323-6330 FACS ★●▲................................................(510) 266-4600

Air Temperature Specialists................(888) 588-1602 Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Insurance

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 LeaseLock................................................(310) 906-2900 Renters Legal Liability............................ (801) 928-7015 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Internet Advertising Service

Apartments.com................................... (888) 658-7368

Internet Service Provider

Cox ........................................................... (858) 836-7582

Janitorial Services

Atlas Property Service......................... (858) 386-4578 Aztec Landscaping Inc.......................... (619) 464-3303 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 DAPA Services, Inc.................................(619) 221-9292

Kitchen Remodeling

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

Landscape Maintenance & Service

BrightView............................................... (858) 208-6394 LaBahn's Landscaping............................ (619) 579-9151 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 Pacific Green Landscape, Inc..............(619) 390-9962

December 2021 socalrha.org | 53

Leak Detection

Property Management Software

Submetering / Billing Services

Lenders

Purchasing

Surface Repair

ASAP Drain Guys & Plumbing............. (760) 721-2904 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530 Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

Locksmith

Kern Key Services ●............................... (619) 341-3505

Maintenance & Repair

AppFolio.................................................. (866) 648-1536 Yardi Systems...................................... (805) 699-2040 Buyers Access.........................................(800) 445-9169

Ratio Utility Billing Systems

Livable ★●▲............................................. (877) 789-6027

Real Estate

Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116

ACI Apartments...................................... (619) 299-3000 Nodard Investments Inc....................... (619) 742-9269 Voit Real Estate Services................... (858) 453-0505

Maintenance Supply

Remote Video Monitoring

HD Supply Facilities Maintenance..... (760) 809-1470 Wilmar.......................................................(909) 203-9801

Market Research

Best Security & Fire Products..............(760) 781-5700

Renovations & Remodeling

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027 Surface Experts Central San Diego Company.............. .................................................................... (858) 926-4041

Telephone Services

Cox Communications-San Diego Accts.......................... ................................................................... (858) 836-7582

Tenant Screening

Moco Inc................................................... (800) 814-8213 Zumper..................................................... (503) 593-2233

Termite Control & Repair

Best Rate Repair.......................................(619) 229-0116

ALN Apartment Data, Inc..................... (800) 643-6416

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000

Towing Services

Mold Inspections & Remediation

Renters Insurance

Trauma Scene Clean Up

Repiping

Water Conservation

American Technologies Inc ★●▲....... (619) 458-5979 Citiwide Restoration............................... (858) 231-2801 FACS ★●▲................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928

Mystery Shopping

Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368 Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

Ellis, Partners in Management Solutions......................... ....................................................................(972) 256-3767

Reputation Management

Paint Manufacturers & Supplies

Resident Retention

Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925

Painting

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 Done-Rite Painting Inc............................(619) 977-0241 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200

Parking Enforcement

Reliant Parking Solutions.................... (888) 977-6848

Parking Management Software

Reliant Parking Solutions.................... (888) 977-6848

Paving Maintenance

AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400

Pest Control

ATCO Pest Control................................ (415) 898-2282 Corky's Pest Control................................(800) 901-1102 Innovative Pest Solutions .................... (800) 871-9878 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

Plumbing

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc.......... (858) 751-6312

Plumbing Supplies

Winfield Product.....................................(909) 480-8188

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Intersolutions........................................... (619) 804-2554 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

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

Resident Surveys

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

Roofing

AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 Guardian Roofs Energy Solutions........(714) 633-3619 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Sanitization & Disinfecting Services

Sanitizology............................................ (619) 550-5853

Western Towing..................................... (619) 297-8697 BIO-ONE - Poway/Oceanside/Chula Vista..................... .................................................................... (858) 261-4527 Livable ★●▲............................................. (877) 789-6027

Water Damage Restoration

Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576

Water Heaters

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904

Window Coverings

Bonded Inc............................................. (858) 576-8400

Windows

Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080

Security Deposit

Assurant Specialty Property............... (760) 936-5757

Security Guard Patrol

Bastion Security..................................... (800) 783-5700 Brothers in Arms Security..................... (844) 458-1021 City Wide Protection Services, Inc..... (619) 938-2333 Security First............................................ (619) 243-3992 Signal 88 Security of San Diego.........(619) 363-7233

Security Services

Bald Eagle Security Services, Inc........(619)230-0022 Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694

Seismic Retrofit

Optimum Seismic..................................(323) 605-0000

Sewer & Drain Line Video

ASAP Drain Guys & Plumbing............. (760) 721-2904 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Slab Leaks

Air Temperature Specialists................(888) 588-1602

Smart Technology

ADT Smart Communities........................(714) 858-1344 Nortek Security & Control..................... (818) 661-9937 The Property App Company...............(858) 444-7766

54 | Southern California Rental Housing Association Rental Advisor December 2021

Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City) Want to add your service areas to your listing? Email publications@socalrha.org with your request.

SCHOLARSHIP PROGRAM Support leaders in rental housing by contributing to our Rental Housing Scholarship program. Your donation to the Rental Housing Scholarship is an investment in the future of our industry. DONATE AT SOCALRHA.ORG

BROKER PROGRAM Helping a client close on their first rental property? Get them started out right with a gift membership to the Southern California Rental Housing Association. CALL 858.278.8070 or EMAIL MEMBERSHIP@ SOCALRHA.ORG December 2021 socalrha.org | 55

ADVERTISER Index 1031 Exchange 34 1031 Capital Solutions (800) 445-5908

Property Management Software 26 Yardi (800) 866-1144

IBC Kay Properties & Investments LLC (855) 899-4597

39 AppFolio (866) 648-1536

Advertising & Marketing 47 Financial Designs, Ltd. (858) 597-1980

Real Estate Management 6 Griswold Real Estate Management (858) 597-6100

Bathroom Remodeling 33 American Bathtub Refinishers (619) 265-9200

Tenant Screening 48 Infolink Resident Screening (888) 762.7313

Coin-Operated Laundry Equipment 11 WASH Multifamily Laundry Systems (858) 279-1234

Towing 36 Western Towing (619) 297-8697

Concrete Services 8 Precision Trip Hazard Removal (760) 658-6116

Utility Billing System 18 Livable (877) 789-6027

Deck Coatings & Waterproofing 36 Life Deck Coating Installations (619) 262-8600

Windows 20 Newman Replacement Windows (760) 764-4553

Electrical Contractors 22 Kennedy Electric (619) 464-6568

56 | Southern California Rental Housing Association Rental Advisor December 2021

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Location: Ashe ville, NC Total Offering Amount $4,9 Leverage 00,000.00 0.00% Type of Asse t Self Storage Offering Statu s

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Location: Winc B DST hester, VA Total Offering Amount $5,0 Leverage 74,000.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funded

CHAR WALGRELOTTE

ENS DST Location: Char lotte Total Offering , NC Amount $5,4 Leverage 36,250.00 0.00% Type of Asse t Pharmacy Offering Statu s Fully Funded

FAIRWAY

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Location: Lawr ence Total Offering ville, Georgia Amount $32,1 Leverage 05,000.00 57.09% Type of Asse t Multifamily Offering Statu s Fully Funded

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Location: San DST SONO Antonio, TX POIN MA Total Offering Amount $56, Location: Kissi TE DST Leverage 898,729.00 mme Total Offering e, FL 59.17% Type of Asse Amount $44, t Leverage 533,951.00 Multifamily Offering Statu s 57.77% Type of Asse Fully Funded t Multifamily Offering Statu s Fully Funded

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Location: Sterl ing, Total Offering VA Amount $6,99 Leverage 6,739 0% Type of Asse t Industrial Offering Statu s Fully Funded

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Location: Poole r, Total Offering GA Amount $13,8 Leverage 67,027.00 Type of Asse 0% - All-Cash/Debt-Free t Self Storage Offering Statu s Fully Funded

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Location: Gree nville, SC Total Offering Amount $4,4 Leverage 80,585.00 Type of Asse 0% - All-Cash/Debt-Free t Industrial Offering Statu s Fully Funded

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Location: Athen NS DST s, Total Offering GA Amount $18,6 Leverage 95,000.00 54.23% Type of Asse t Multifamily Offering Statu s Fully Funded

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T Location: Jack BIG CREE sonv Total Offering ille Beach, FL K DST Amount $51,5 Location: Alpha Leverage 76,436.00 retta, GA Total Offering 58.61% Type of Asse Amount $84, t Leverage 455,103.00 Multifamily Offering Statu s 57.86% Type of Asse Fully Funded t Multifamily Offering Statu s

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DST THISTLE Location: Seatt le, TOWNHO WOOD Total Offering WA MES DS Amount $7,13 Location: Clark T Leverage 5,372.00 sville, TN Total Offering Type of Asse 0% - All-Cash/Debt-Free Amount $5,22 t Leve 5,798.00 rage Multifamily Offering Statu s Lmtd. Avail Type of Asse 0% - All-Cash/Debt-Free . Accepting t Funds Multifamily Offering Statu *Preferre s d retur Fully

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ON FUND

Location: Multi ple Total Offering Locations 6 Amount $10,0 Leverage 00,000.00 TBA Type of Asse t Acquisition Offering Statu Fund s Accepting Fund

urst, IL; Oklahom 2 - Hea a City, OK; lthcare Portfolio Dallas, 3 - Dive 2 DST: Rale TX; Salt Lake igh, NC; TX; Sinto rsified Dialysis Houston n, TX; King DST , TX; Wes spor t, TN; : Fort Wor th, t Jordan, 4 - Net Martin, TN; TX; The Woo UT Leas dlan Middletow Parts Mok e Portfolio 15 DST: n, NY; Ypsids, TX; Grand Prair Dollar Genena, IL; CVS Phar Advance lanti, MI; Eupora, ie, Gadsden eral Saint Ama macy BolingbroAuto Parts Norc MS , AL; Dolla ross, GA; nt, LA; Dolla ok, Dollar Bato Advance r Gen r General IL; Dollar General Auto Baton Roug Hobby Lobbn Rouge, LA; eral Sugar Cree Ham mon k, Freseniu IN; Walg y Brunswick, s Medical MO; Dollar Gen e, LA; Dollar d, LA; reens Inde Gen GA; eral Care pendence Indianapolis Oste St. Louis, MO; Goshen, IN; Fameral 5 - Net , MO; Walg Goo opat ily reens Arlin hic Hospital, dwill Skokie, IL; LouisvilleLease Income Inc. India Fund 18 gton, TX WA; Seat Industrial 19 DST napolis, LLC: E-Co mme Tacoma tle Multifamily Louisville, KY; DST Port Orch rce Distribution Data Cen Distributi ter DST Taco Seat tle, WA; ard Phar DST macy DST Akron, OH; Flats LLC on DST Rock Sprin ma, WA; PhoeMissoula multifam Port Orch Shrevepo Austin, TX; Oma gs, WY; Texa nix Pharmacy DST ily DST Missoula ard, Thistlew rt, LA; Maplewo ha MSA DST Cou s Industrial DST Phoenix, AZ; Wyo , MT; ood town od ncil Uval homes DSTDST Maplewood, Bluffs, IA; Shre de, TX; Aust ming 6 - Acqu in 305 vepo MO; Airpo Clarksvil le, TN rt Medical rt Pharmacy DST Wyomingisition Fund LLC: DST Chic Dulles DistrDistribution DST Missoula mult ago, IL; ifamily DST Rock ibution DST Sterling, Springs, WY; Seat Missoula, MT; VA; Airpo NYC Metr rt Medicaltle Multifamily DST o DST; DST Chic Seat tle, ago, IL WA;

This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. n is not

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Southern California Rental Housing Association Rental Advisor Magazine - December Issue

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