RentalOwner

RentalOwner Magazine

December 2018

®

t h e

v o i c e

o f

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r e n t a l

h o u s i n g

i n d u s t r y

SDCAA 5675 Ruffin Road, Suite 310 San Diego, CA 92123

Inside This Issue:

Fall 2018 Vacancy & Rental Rate Survey Signs, Signs, Everywhere A Sign!

Permitting for Success Part Two Holiday Cheer for Residents

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RentalOwner Magazine

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THE VOICE OF THE RENTAL HOUSING INDUSTRY DECEMBER 2018

FEATURED Stories

Inside

Your Association 34-35 Honor Roll

7 17 21 23 47

Permitting for Success Part Two

A Fair Share: Holding Tenants Accountable for Utility Usage Signs, Signs, Everywhere A Sign!

37 Education Calendar 40-41 Mark of Excellence 51 Property Managers Directory 53-55 Supplier Directory 56 Advertiser Index

Fall 2018 Vacancy & Rental Rate Survey

Holiday Cheer for Residents

Columns 3

President’s Message

4

Executive Director's Message 9

Local Legislative Update

Thank You to Our A.S.A.P. Sponsors

13

State Legislative Update 49

SDCAA Travel Program

SDCAA OFFICERS President Christian Davis

President Elect Scott Cook, CPM, SVN Asset Advisory Group Vice President Kendra Morris Bork, Cambridge Management Group, Inc. Secretary Lucinda Lilley CAPS, CPM, GRI, FBS Property, AMO Treasurer Nichole Lawhon, apartments.com

RentalOwner Magazine

MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Advertising Marlen Descargar, Events & Administrative Assistant Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan SDCAA EDITORIAL ADVISORY BOARD Melissa Deen, Sunrise Management Company, AMO-Chair Melissa De Marco, FBS Property, AMO-Vice Chair Etta Smith, Generation Contracting & Emergency Services, Inc. DeAnna Wilson, Conversion Logix

Legislative Steering Committee Chair John Modlin, Independent Owner Immediate Past President Christine La Marca, The Kevane Company Inc.

SDCAA DIRECTORS

Aiesha Blevins, Greystar Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company AMO Robin Duma, HG Fenton Company Mark Feinberg, Heinz & Feinberg and Law Offices of Richard C. Alter Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. Lucinda Lilley, CAPS, CPM, GRI, FBS Property, AMO Jay Lopeman, CAS, BG Multifamily Gail Miller, CPM, Lincoln Military Housing Rick Snyder, CPM, RA Snyder Athan Ranglas, R & V Management Corporation Kurt Sullivan, Douglas Allred Company Craige Walker, Independent Owner​

HONORARY LIFE ADVISOR G. Wesley Harker

RentalOwner Magazine® is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at 858.278.8070 or visit www.sdcaa.com Advertisers - These firms are as anxious to please you as you are to patronize them. 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.

SDCAA STAFF

Alan Pentico, CAE Executive Director apentico@sdcaa.com 858.751.2213 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@sdcaa.com 858.751.2217 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@sdcaa.com 858.751.2200 Mike Nagy Public Affairs Manager mnagy@sdcaa.com 858.751.2214 Kim Zebroski Member & Administrator Assistant kzebroski@sdcaa.com 858.751.2220 Marlen Descargar Events & Administrative Assistant mdescargar@sdcaa.com 858-751-2219 Lindsey Lee Marketing Coordinator llee@sdcaa.com 858-751-2218

CONTRIBUTE

Our Address

5675 Ruffin Road, Suite 310, San Diego, CA 92123 SDCAA Office San Diego: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 sdcaa.com

Educational articles features in RentalOwner 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 proceeding publication. Submit to publications@sdcaa.com.

ADVERTISE

Contact Marlen Descargar at 858.751.2219 or publications@sdcaa.com for advertising information, including rates, production specifications, and print deadlines.

Christian Davis

2018 SDCAA President

T

hank you for the opportunity to serve as your President at such a critical time to the industry. I am honored to work alongside SDCAA members as we’ve fought against legislation that would cripple the industry and make the housing crisis worse.

As any rental owner or manager knows, the rental housing industry in Southern California is under attack. We are fighting battles on several fronts from National City and San Diego to Sacramento. So far, our membership has risen to meet the challenge to fight against forces working to curtail housing development and weaken rental housing through burdensome regulations that make it impossible for independent owners to continue their investment in the community.

While much of my attention this year has been on the election and efforts to keep rent control from advancing in our region, I would like to take time to focus on the other great successes at SDCAA over the past year. These highlights include growing the membership and hitting goals despite the challenges posed by Proposition 10 and Measure W in National City. In fact, we made so much progress on our strategic plan that we were able to add new goals to grow the Association and expand its mission to educate and advocate on behalf of the rental housing industry.

Even though 2018 had a full calendar from the start, it kicked into high gear in April. Not only was it the 50th Anniversary of the Fair Housing Act, but it was also the month an SDCAA delegation traveled to Sacramento to participate in the State Lobby Day organized by the California Rental Housing Association (CalRHA). The whirlwind month concluded with the 44th Annual Education Conference & EXPO.

The summer only got busier from that point as we headed right into the June primary and got ready for NAA’s Apartmentalize Conference held right here in San Diego - the biggest ever. The great turnout and involvement helped us spread the word about the threats posed by Proposition 10 and Measure W in National City.

Before we knew the results of our efforts, we came together during the 25th Annual Mark of Excellence Awards at Viejas Casino & Resort. During this sold-out event, we recognized the individuals and companies who set the mark of excellence for the rental housing industry in Southern California and the celebration continued after the ceremony thanks to the great new venue. Congratulations to Sue Reynolds of Community HousingWorks again for her Industry Achievement Award.

The 2018 General Election was only days later, and it wasn’t long before we knew that voters all over the state of California overwhelmingly rejected Proposition 10 – The Repeal of Costa-Hawkins. While the results of Measure W in National City took longer than expected, I was happy that so many of the SDCAA-endorsed candidates and supported measures prevailed in this crucial election.

However, the issues aren’t going away anytime soon. I urge you to remain active in the SDCAA as the past year showed how important it is for us to work together. As the San Diego County Apartment Association approaches its 100th anniversary, be on the lookout for exciting new changes that will help the Association better respond to the needs of the membership.

December 2018 RentalOwner | 3

Alan Pentico, CAE From the SDCAA Executive Director

Looking Forward to 2019

A

At this time last year, it was clear that 2018 was going to be a year of challenges for housing in Southern California, especially the rental housing industry. That foresight helped us prepare for the many legislative challenges we faced both locally and at a state level.

By organizing our members and volunteers before the election, San Diego County Apartment Association was able to defeat Proposition 10 – The Repeal of Costa-Hawkins and Measure W in National City. None of these victories would have been possible without our informed and involved members who contributed time, efforts, and resources to our Industry Defense Fund, SDCAAPAC, and endorsed candidates. A special thanks to a member I will refer to as X (for their privacy). X opened up their checkbook and phonebook and helped raise hundreds of thousands of dollars as did several others. You are true leaders.

While many of our efforts focused on the big battles of the election, we also fought against several local ordinances and state bills that would make it more difficult and more expensive for property owners and managers to provide rental housing in Southern California.

With considerable time and effort, SDCAA represented our members in Sacramento and were able to work with others to defeat several bills that would devastate the “mom and pop” rental owners. Our lobbying efforts led many of the bills we opposed to die in committee or to undergo significant amendment before being signed into law

by Governor Jerry Brown.

Throughout the past year, several groups continue their aggressive efforts to bring rent control to our region of Southern California. Before voters in National City cast their votes on Measure W, the San

4 | RentalOwner December 2018

Diego City Council adopted a “Source of Income” ordinance which lists Section 8 funds as a protected source of income.

SDCAA and our members testified in opposition to this ordinance as it advanced from the Smart Growth and Land Use Committee to the full council. Because of our efforts, a one-year grace period was added to the ordinance to allow for education and outreach to the rental housing industry.

Looking forward to 2019 and our 100th Anniversary, I am excited about our efforts to improve the ways we serve our members. One exciting development that is currently in production is a redesigned website. When it goes live, it will make it easier for you to access the resources you need. Stay tuned for updates!

We hope you join us during the Holiday Open House as we install the 2019 Board of Directors and officers before celebrating the season with SDCAA members, staff, and the public. We wish you a happy and safe holiday season with best wishes for the new year.

We’ll see you in 2019!

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PERMITTING

FOR SUCCESS

By Eric Domeier, AIA, ICC Inspector walls; re-stucco; replacement-inWHEN IS A PERMIT REQUIRED? kind of damaged stair stringers; A building permit is required if the scope of work adds, improves, drywall replacement; and window modifies, or repairs any part of the replacement. building’s envelope, life-safety, However, design-documents are or engineered systems. There are required anywhere substantial certain exceptions for roofing. changes to a building are being made. This can include additional But not all permits are created square footage, reconfiguration equal. No-plan permits are of interior walls, enclosing of sometimes available for small previously open areas, expanded projects. This means that or reconfigured kitchens or baths. your contractor can pull these Also requiring design-document permits without hiring design will be any repair or modification professionals and without to life-safety or engineered creating drawings. In San Diego systems. This might include this is typically limited to singlefamily, duplexes, and townhomes. structural repairs to guardrails or decks, electrical improvements, or These can include kitchen/bath repairs to fire rated assemblies. remodels that do not modify

Part Two WHAT ARE DESIGN DOCUMENTS? Design documents are the graphic illustrations of the scope of work, as well as the written specifications which define the quality of work to be installed. In regards to engineered assemblies, design documents will also include written calculations that demonstrate code compliance.

Design documents are not only imperative for obtaining certain permits, they also assist in the bidding process. When contractors know exactly what they are bidding on, the risk of scope-creep is reduced significantly.

WHEN IS A PERMIT NOT REQUIRED? Here is a summary of San Diego Municipal Code Chapter 12 §129.0203. See Code for additional stipulations and conditions.

• One-story detached accessory buildings with a roof that is 120 square feet or less.

• Fences that are 6 feet in height or less.

December 2018 RentalOwner | 7

• Oil derricks.

• Non-fixed and movable fixtures; cases, racks, counters and partitions not over 5 feet 9 inches in height.

• Retaining walls that are 3 feet in height or less.

• Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons.

• Platforms, walks, and driveways that are 30 inches or less above grade and not over any basement or story.

• Painting, papering, and similar finish work.

• Temporary motion picture, television, and theater stage sets and scenery.

• Window awnings supported by an exterior wall.

• Prefabricated pools.

• Patio covers.

• Roof antennas.

• Electrolier standards and flag poles.

• Exterior walking decks, on grade and less than 30-inches above.

• Renewal of roofing, where existing roof structure is not altered.

• Replacement of components or existing work with a valuation of less than $1,000 and do not affect any electrical or mechanical systems.

• Replacement windows where the original frame remains intact.

Also noted: “Exemption from the permit requirements of the Building Regulations does not authorize any work to be done in any manner in violation of the provisions of the Building Regulations or any other applicable local or state regulations.”

WHEN ARE CODE-UPGRADES REQUIRED? Any new item that is put into a

building must meet the current code. For example, if a nontempered French door is being replaced, the new door must be have tempered glazing.

Similarly, if an electrical fixture is being replaced, the new fixture must meet current energy code requirements.

These two examples are not codeupgrades, simply code compliance of new installed products. But when a new electrical circuit is installed, or a fixture is added to an existing circuit, this could trigger a system upgrade.

In this situation, the circuit itself must be compliant with current code. Additionally, if the existing panel where this circuit is terminating is determined to be under-sized per today’s code, a new panel will be required. And in that instance, it may also result in upgrading of conduits and wires in other circuits that also terminate into that panel.

Whether considering a maintenance program or a reinvestment effort, the permitting process is the smartest move in protecting the apartment asset. It is the standard of care for building professionals, ensures that the capital has maximum effect on the investment, and limits future losses.

About the Author, Eric Domeier is an AIA architect with 17 years of experience as a designer, consultant, and expert witness. With projects from San Diego to South Florida, he has been the go-to trouble shooter for premiere national developers and builders. Mr. Domeier currently lives and operates from North Park, San Diego.

8 | RentalOwner December 2018

LOCAL

LEGISLATIVEUPDATE

© Kongomonkey | Dreamstime.com

Encinitas Faces Dilemma with Voter Rejection of Housing Measure

Encinitas' most recent attempt to adopt a statemandated housing element was defeated again last month. Most city voters voted against Measure U in the November General Election. Measure U was losing 52-48 percent in the latest election results at the time this article was written.

Measure U’s approval would have adopted a housing element in compliance with state law. The measure would have increased the zoning and housing density of 15 properties in the city. The measure would allow the properties to exceed the city’s current height limits and increase the number of dwelling units per acre from 25 to 30.

With the defeat of Measure U, Encinitas will need to repeat the process of creating another housing element able to get voter approval. In 2016, Encinitas voters defeated Measure T. Encinitas is the only city in San Diego County not to have an approved housing element. Encinitas city law requires voter approval of all zoning changes. Without a housing element, the city could again face repercussions from the state and private parties.

Earlier this year, the Building Industry Association of San Diego County and the SD Tenants United filed separate lawsuits against Encinitas in an attempt to force the city to comply with state law. In April and August, a superior court judge temporarily suspended the lawsuits to allow Encinitas voters an opportunity to approve the plan. However, the judge added that he may allow the lawsuits to proceed if the city does not approve a housing element.

Encinitas city officials and plaintiffs were to return to court later in November to await the judge’s decision.

So far, the California Department of Housing and Community Development has not stated if it will impose any penalties or take other actions against Encinitas for not complying with state housing requirements. But, the state officials have issued previous warnings that it may act against Encinitas and other cities that do not meet their housing requirements.

Oceanside’s Measure Y Defeated

Oceanside voters appeared to have defeated Proposition Y, also known as the SOAR initiative.

Proposition Y was losing 54-46 percent in the latest December 2018 RentalOwner | 9

results at the time this article was written. If voters approved the proposition, all zoning changes on agricultural land, parks or open space would require a citywide vote instead of a vote by the City Council.

The proposition was created in reaction to the city council’s approval of the proposed North River Farms. The project would add approximately 700 new homes, a hotel and retail development on land currently zoned for agriculture. A group of city residents filed a citizen’s initiative to block the proposed development. The developer of the project and farming interests operating in the area launched a campaign to defeat the proposition arguing it would restrict their property rights and hurt farms operating in the area. Proponents of Proposition Y did not state if they will take other action to stop the project.

San Diego Introduces New Parking Rules for Developments

San Diego Mayor Kevin Faulconer in early November released a plan changing the city's minimum parking requirements for housing developments. The city’s

existing parking regulations require housing projects to have a specific number of parking spaces for each unit.

The mayor’s office states that the city’s current parking regulations add an additional $35,000 to $90,000 per unit in construction costs depending on the project’s size. The mayor’s proposed plan will eliminate those minimum parking requirements if the housing project is within a ‘transit priority area.’

Meaning developers could be allowed to build certain housing projects without the parking minimums if the project is within one-half mile of a planned or currently-existing transit stop.

The plan’s purpose is to reduce the cost of housing while meeting the city’s climate action goals.

According to the mayor’s office, the plan will help make housing more affordable for San Diegans, encourage San Diegans to use other forms of transportation, get more vehicles off streets and highways, help the city achieve its carbon emission reduction goals, and provide builders greater flexibility in designing housing projects.

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The mayor said the full plan will be presented to the City Council’s Smart Growth & Land Use Committee early next year.

County searching for landlords who want to house homeless

The San Diego County Health and Human Services Agency (HHSA) last month announced that it is looking for more landlords to provide homes to homeless individuals and families, including veterans. Landlords that house the homeless would receive incentives. The incentives are to entice landlords to participate in the program. Landlords that rent to homeless persons and families would receive a variety of incentives which include: • Leasing bonuses of up to $500 • Damage reimbursement of up to $5,000 • Provide up to $25 in financial assistance to landlords to cover applicants’ tenant screenings and credit checks • Security deposit assistance of up to two months’ rent • Up to $100 in utility assistance • Receive one months’ rent to hold available units for

homeless persons and families while they are being referred.

• Be assigned a landlord liaison who would provide customer service to the landlord regarding the homeless tenant.

The HHSA is looking for 100 homes to house homeless persons with or without housing vouchers.

Landlords can visit 2-1-1 San Diego, bit.ly/2B2JJUD, for more information and fill out the Landlord Participation Interest Form. Landlords that have rental property in San Diego can contact the San Diego Housing Commission, www.sdhc.org, for more information about their landlord incentive programs.

Countdown 100th Anniversary

We are searching for high-quality electronic scans of photographs showcasing rental properties from each decade of our association.* Email publications@sdcaa.com for more details. *We will not be able to return pictures.

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NO-COST Multifamily Solar Thermal Program Funded by the California Solar Initiative Do you own or manage a multifamily building with central water heating?

The California Solar Initiative (CSI) Thermal program provides energy saving solar water heating systems at 100% no cost to qualifying PG&E, SoCal Gas, and SDG&E customers.

2 Solar

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Benefits of Participation Adding solar water heating to your building under the CSI-Thermal program provides the following benefits: • Permanent savings on your gas bills - Up to 50% or more • Equipment life and maintenance benefits.

• Reduced greenhouse gas emissions.

TurnKey, No Cost Installation Participation is simple and convenient for property managers and owners.

Program Eligibility Requirements To be eligible for the program, your property must meet the following criteria: • The building(s) must be multifamily.

• The energy used to heat and circulate hot water must be purchased from PG&E, SoCalGas, or SDG&E. You must have a utility natural gas bill tied to the property.

• The building must have a central water heater • The central water heater must serve a minimum of 20 apartment units • If under 20 units, contact Evolution for more information

Water Supply

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Water Heater

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A pump circulates a transfer liquid from the tank to the roof.

Solar collectors absorb the sun’s thermal energy and heat the transfer liquid.

The transfer liquid enters a heat exchanger, warming the tank.

Hot water flows to your existing boiler or water heater, which provides backup heating when the sun isn’t shining.

FUNDING IS LIMITED, SO CALL TODAY TO RESERVE YOUR PROJECT! How To Participate For more information about a no-cost solar hot water system, and to get more details about an inspection and participation in the program, contact:

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CSLB# 995016

California

CAPITOL NEWS The dust is still settling on the midterm election. As expected, Democrats took control of the House of Representatives, but Republicans expanded their lead in the Senate, and some closelywatched races remain too close to call.

At the State level it is going to take weeks for all the votes to be tallied. In some instances, it will take a long time before a winner is declared in some of the closer races. However, here is what we know so far:

Some of the Numbers

• Total spending for all federal and state elections in California this year topped $1 billion for the first time • Two propositions (Prop 8 and 10) were among the most expensive in state history, topping $100 million in total fundraising.

• Never before have women held more than two of California’s

statewide constitutional offices at the same time. Tuesday’s results changed that. Eleni Kounalakis won the race for lieutenant governor and Fiona Ma will be the state’s next treasurer. Both are Democrats. They join another fellow Democrat, State Controller Betty Yee who was reelected on Tuesday. Including California’s two US Senators and the Chief Justice of California’s Supreme Court, a majority of women hold some of the most powerful offices in California.

• This year, 78% of the 16.7 million registered voters in the state were sent a mail ballot, according to statistics from the California secretary of state and Political Data, a statewide voter data company. We won’t know the full turnout and breakdown for a while of those who chose to vote by mail, but the tally seems likely to top the 61% of voters who voted absentee in November 2014.

ELECTIONS

Governor There were no surprises in the race for California governor. Gavin Newsom was heavily favored to replace Jerry Brown as Governor and he did, defeating Republican Candidate John Cox by 19 percent.

Other Statewide Races Lieutenant governor: Eleni Kounalakis defeated state Sen. Ed Hernandez to claim the Lieutenant governor office.

Attorney general: No surprise here, Attorney General Xavier Becerra handily defeated Republican retired Judge Steven Bailey. As you may recall, Governor Jerry Brown appointed Becerra to the office following Kamala Harris’ election to the U.S. Senate two years ago.

Insurance commissioner: State Senator Ricardo Lara has a narrow December 2018 RentalOwner | 13

lead over independent Steve Poizner in their race to succeed Dave Jones as state insurance commissioner. You may recall, Steve Poizner was a Republican when he held the job from 2007 to 2011 and when he ran unsuccessfully for the California State Assembly, losing to Ira Ruskin. At present the race is too close to call with Ricardo Lara holds 50.8 percent of the vote.

Superintendent of Public Instruction: In another race too close to call, Marshall Tuck is leading Assemblyman Tony Thurmond in their contest for state Superintendent of Public Instruction. Tuck and his supporters raised more than $35 million, compared to the $15 million raised and spent by donors to support Assembly Member Thurmond. Tuck is ahead with

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50.6 percent.

Controller: State Controller Betty Yee won re-election, defeating Republican Konstantinos Roditis.

Controller Betty Yee, will keep her position overseeing state finances.

Treasurer: Former Assembly Member and Board of Equalization member Fiona Ma will succeed John Chiang as state treasurer.

Fiona Ma defeated Republican Greg Conlon, an accountant and former chairman of the Public Utilities Commission.

Secretary of State: Incumbent Alex Padilla was easily re-elected defeating Republican attorney Mark Meuser.

State Senate and State Assembly Depending on the outcome in a handful of too-close-to-call Assembly races, Democrats could win as many as 59 of the 80 seats in the Assembly.

Democrats in the Assembly and the Senate are on the verge of winning two-thirds supermajority; their third supermajority since 2012. Why is this important? The state Constitution requires a twothirds vote in both houses to raise taxes and put measures on the statewide ballot. It also takes a two-thirds vote to pass bills with urgency clauses thereby allowing them to take effect immediately.

If the super majority is reached, Republican votes will not be required.

Senate Democratic Assemblywoman Anna Caballero held a 1,000vote advantage over Republican Rob Poythress in their contest

to succeed outgoing Republican Senator Anthony Cannella in the 12th Senate District. The district takes in the Salinas Valley and a swath of the Central Valley between Modesto and Fresno.

Farther south, Democratic challenger Melissa Hurtado opened a lead over incumbent Republican Senator Andy Vidak in the 14th Senate District. Hurtado has 52.1 percent of the vote.

Picking up one or both seats would give Democrats either 27 or 28 seats in the Senate and restore the supermajority they lost in June when voters recalled Josh Newman.

Assembly Democrats already hold a supermajority in the 80-seat Assembly. The question was, would the 55 seats currently held

by Democrats grow?

Republicans had hoped to flip seats held by Assembly Members Sabrina Cervantes (60th Assembly District) and Rudy Salas (32nd Assembly District). Rudy Salas currently holds 52.5 percent of the vote in his race with challenger Republican Justin Mendes.

In a much tighter race, Assembly Member Cervantes and Republican Challenger Bill Essayli are in a virtual tie. Only three votes separate them.

Should a couple of the Republican seats the Democrats were targeting go their way, the Democrats number could grow to as high as 58 seats in the 80-seat Assembly.

Ballot Measures

Proposition 1: The $4 billion housing bond - PASSED Proposition 2: $2 billion on housing and services for the homeless. Funding for the measure would come from the “millionaires tax” that voters approved in 2004 for mental health services - PASSED Proposition 3: The $8.9 billion bond for water projects - May be too close to call, but it looks as if it will fail Proposition 4: Children’s Hospital Bond - PASSED Proposition 5: Property tax break to residents who are older than 55 - FAILED

Proposition 7: Measure to give state lawmakers the authority to change daylight savings time if federal law allows them to do so.

PASSED Proposition 8: Regulates Kidney Dialysis Treatment Charges FAILED Proposition 10: Eliminated CostaHawkins Rent Control Measure - FAILED Proposition 11: Emergency Ambulance Employees on-call FAILED Proposition 12: This measure requires ranchers to raise only cage-free hens by 2022 - PASSED Please note that at the time of writing this some election results were still outstanding.

Proposition 6: Would have repealed the gas tax - FAILED

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December 2018 RentalOwner | 15

Bad Odors Costing You Rental Income?

Member Survey

Call for New Magazine Names As many of you know, the Association is taking a close look at how we can better serve our members. One of those changes will be a new name for this magazine.

Superior Results In Odor Removal

The Association has long been a leader in sharing information with the rental housing industry. We first published Apartment Review, a 22-page publication in 1940. Over the years the magazine has been known as Apartment Owner's News, Rental Owners' News, Rental Owners & Occupants News, and Rental Owner News. It wasn't until 1983 that it became RentalOwner Magazine.

Once again we are searching for a name that includes

Don't Let Smell Deter Qualified Renters! better reflects the scope of our organization that strives to NonScents Pro provides the most advanced, safe and environmentally friendly odor removal and odor control services throughout San Diego County.

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educate and advocate for independent owners, property management companies, and suppliers to the industry.

We want to hear from you! The Editorial Committee is asking for suggestions. Please mail your ideas to 5675 Ruffin Road, Suite 310, San Diego, CA 92123 or fax it to 858.278.8071 or email it to publications@sdcaa.com.

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A FAIR SHARE: HOLDING TENANTS U

tility costs keep rising with no sign of slowing down. Rental housing providers have a responsibility to show tenants how their behaviors impact the environment as well as their wallets. Luckily, education and accountability can play powerful roles in influencing tenant consumption behavior.

When utilities are not included in the monthly rent, that accountability can start by adopting a Ratio Utility Billing System (RUBS) as a standard business practice. A RUBS program fairly divides utility costs such as waste, sewage, water and more amongst tenants, based on occupancy, square footage, or a combination of these and other factors. Housing providers that implement RUBS empower tenants to make informed decisions on conservation in resourceconstrained states like California.

ACCOUNTABLE FOR UTILITY USAGE By: Daniel Sharabi, Livable

RUBS is an opportunity to share the burden of growing utility costs with tenants. By sharing these costs, tenants will also be incentivized to conserve. A RUBS program also creates an opening to build stronger relationships with tenants, as everyone works together towards the common goals of saving money and helping the planet.

On the issue of water alone, often there is absolutely no incentive for tenants to cut back, despite orders by the state, primarily because water utility usage is often wrapped up in the rent payment. Exacerbating the situation, tenants often have little knowledge of their building’s consumption because they do not see the bill.

Shared Accountability Through RUBS In 2015, the San Diego City Council approved a water rate hike that will likely be upwards of 35 percent by the time the five-stage plan is completed in the summer of 2019. Massive rate increases often reflect systemic issues that can inspire communities to mobilize. When landlords and tenants are both exposed to massive hikes, together they can seek out conservation and cost mitigation solutions.

With RUBS, tenants not only see the bill, but they get an in-depth understanding of how their portion is determined using an easy formula-based methodology that can be customized for each building and each unit.

In addition to the number of tenants or the size of the unit, other factors can include building amenities such as laundry units and landscaping requirements, as well as in-unit amenities like dishwashers. Conservation quickly becomes a community-building effort. Plus, since RUBS does not December 2018 RentalOwner | 17

require the upfront investment of submetering for each unit, it is also one of the more affordable options for greening a building.

An increasing number of rental housing providers are now adopting RUBS billing programs, and tenants are becoming more accustomed to paying for their own usage. According to Britt Miller, principal at RedBridge

PCCW_DIR_2014.indd 1

Partners: “Our RUBS program has allowed us to recoup $8,895 in utility expenses over the past 12 months, and a projected $14,250 over the next 12 months. Not only does this help us with our cash flow (it’s like us adding 3.5 parking spaces to our garage), but just as important it adds $316,666 in value to our building using a conservative 4.50% cap rate.

If we keep up with our current

5/16/14

trajectory and unit turns, we should realize $745,000 +/- in incremental value through this program (almost 4.5% of the building value).�

What the State Says About RUBS The State of California has no laws regarding RUBS because the California Public Utilities Commission determined that rental housing providers are not selling a utility. Instead, RUBS is more of a means to pass through utility costs in a fair and equitable manner. Therefore, these programs can legally be implemented in multifamily buildings, HOAs/condominiums, commercial buildings, and mixeduse buildings alike.

In many parts of the state where rent control has been enacted, there are clear limitations due to the restrictions on adjusting lease terms mid-tenancy, meaning tenants can only be enrolled in a RUBS program on turnover. But in San Diego, with proper notice, housing providers can implement RUBS even for current tenants.

10:43 AM Simply add a lease addendum that stipulates the utilities to be billed back, the allocation method, and any other pertinent terms.

How to Implement RUBS These addendums can be provided by a third-party utility billing provider, which will partner with the housing provider to implement a RUBS program.

With the right provider, the implementation should be seamless, with no upfront costs.

There are many options for providers, but keep in mind that a quality provider will have domain expertise. Regulations and tenant

18 | RentalOwner December 2018

expectations vary market to market, so pick a provider that understands the ordinances and nuances of operating locally.

With the right third-party partner, housing providers are well positioned to play a role in reducing tenant consumption.

A quality provider will also have the numbers to prove the efficacy of its RUBS program. It’s not enough to simply bill tenants back.

Housing providers should expect an analysis of month-over-month cost and recovery, allowing for actionable insights.

Knowledge is power, and the more one knows, the more one can react and change. Plus, armed with this knowledge, rental housing providers can not only save money but also do their part to conserve our valuable resources.

Finally, make sure the provider values the landlord-tenant relationship and understands the risks of blindly passing through a set percentage of the bill on a monthly basis, rather than working with tenants to build a community consensus around conservation.

conservation. Livable provides an end-to-end solution for any sized portfolio of properties to recover utility costs, increase profits, and build a transparent, financially accountable community of tenants. To learn more, visit www.livable.com.

About Livable Livable is a leading residential and commercial real estate utility billing company, providing a suite of cloud services, including its flagship Ratio Utility Billing System (RUBS). Livable has been serving the real estate industry since 2009, and their Utility Billing Platform was built to recover utility costs for any real estate stakeholder, property manager, housing provider, or apartment manager. Livable’s technology solutions strive to create a community around

WASTE & RECYCLING SERVICE Dependable Disposal & Recycling is a San Diego family owned and operated waste and recycling solutions company since 1997. We provide waste and recycling collection services to multifamily, commercial, industrial and construction companies throughout San Diego County.

We offer various sizes of commercial front load and roll-off containers to serve your waste and recycling disposal needs.

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December 2018 RentalOwner | 19

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• Crack & Chip Repair • Plumbers Cutouts • Terrazzo Pans • Complete Support & Cutouts

SIGNS, SIGNS,

EVERYWHERE A SIGN!

By Mackenzie Kerwin, United Design Group, Inc. As a property owner/manager, the amount of information you need to provide your community can be overwhelming, not to mention the headache of trying to keep up with ever-changing federal, state, and local regulations! You know that you have a responsibility to disclose important safety information to your residents and the community at large, so you’ve been diligent about posting ADA, directional, and safety signage, but do you know how to properly inform your community regarding Prop 65 requirements (which have been enforceable since August of 2018)?

Background Prop 65 intended for the public to be made aware of circumstances where they may be exposed to chemicals that the state of California has deemed hazardous at home, in their workplaces, or in the environment. Since 1987, the state annually updates its list of hazardous chemicals, many of which are found in common products (e.g., tobacco products, paints, fertilizers, pesticides, and cleaning supplies), or situations, such as entering a parking garage, pool/spa area, clubhouse bar, or barbeque area. Businesses with more than ten employees are required to provide “clear and reasonable” warnings to notify the public about exposure to significant amounts of the listed chemicals in their products or environment.

Keep in mind, while the state has deemed approximately 850 chemicals/byproducts to cause birth defects, cancer, or harm a person’s reproductive system, they are not banned from sale or use. Twelve months after a chemical is added to the list the warning requirements kick in. Visit California's Office of Environmental Health Hazard Assessment to view the complete list of chemicals. http://bit. ly/2QoSspH What Does This Mean to My Bottom Line?

In April 2016, the Office of Environmental Health Hazard Assessment (OEHHA) released specific guidelines for language/ graphics and size of signage.

As of August 2018, if “clear and reasonable” warnings are not provided, this could result in penalties of up to $2,500 per violation per day. The following areas have new, specific Prop 65 language: • Enclosed Parking Facilities • Designated Smoking Area Entrance • Designated Smoking Area Interior • Common Area • Laundry Room • Bar Area • Swimming Pool/Hot Tub • Landscaping & Pest Control • Clubroom • Asbestos • Lead

© Asiantraveler | Dreamstime.com

How Do I Comply?

Landlords are encouraged to include Prop 65 warnings in their rental agreements (SDCAA has templates for this under the member sign in on the website).

Property owners/managers should consider adding compliant signage to the areas where the general public is likely to encounter these chemicals. The SDCAA and United Design Group, Inc. have partnered together to provide SDCAA members with two options for new signage needed to properly inform tenants/the general public regarding possible hazardous chemical exposure.

1. You can purchase high-quality signs for the most common exposure points from SDCAA that meets regulation guidelines for sign verbiage, graphics and size. Coming soon - see the Prop 65 signage link under the Quick Links area of the website for sign examples and specifications.

2. United Design Group can work with you to customize any of the signs to match your community’s current branding, colors, and logos. Contact us at 619-490-6173 or admin@udgprojects.com for more information.

Find more details about Prop 65 by logging onto the SDCAA website (as a member) and reviewing the Prop 65 Multifamily Complexes whitepaper under the Quick Links section.

December 2018 RentalOwner | 21

FALL 2018

Vacancy & Rental Rate Survey

Š Kzlobastov | Dreamstime.com

SDCAA Fall 2018 Survey Shows Rising Vacancies and Rents

The 2018 Fall Vacancy & Rental Rate Survey is available to SDCAA members. Simply log in to your account at www.sdcaa.com to download the survey.

Non-members may purchase a survey for $100.00. Email Mike Nagy, Public Affairs Manager, at mnagy@sdcaa.com for more information.

December 2018 RentalOwner | 23

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100 Countdown

th

Anniversary

Mark of Excellence through The Years

It was only a month ago that we celebrated the many exceptional individuals and companies providing rental housing in Southern California during the 25th Annual Mark of Excellence Awards. Turning the page back to 1994, we found the November cover showcasing the event. The next month, the magazine cover featured The Villas at La Costa, which won first place for Apartment Community of The Year 1-50 Units. We hope you enjoy this look back at the Mark of Excellence Awards.

San Diego County Apartment Association celebrated its 99th birthday this year on September 16, 2018. As we approach our milestone 100th anniversary, we are taking a look back at our history and sharing memories from the past. You're invited to share your pictures of past SDCAA events, rental housing in Southern California or other mementos saved throughout the years.

Please email a high-quality scan of your image to publications@sdcaa.com with "100th Anniversary Memory" in the subject line.

December 2018 RentalOwner | 33

Congratulations to Our 2018 Designees

Michelle Alcasid Tina Angel Jennifer Bartosh Lizeth Corona Yesenia Lucero Shanna McFaddin Celene Nava Veronica Nava Maria Ryden Elisabeth Toscano

Linnea Botsford Julia Gutierrez Jennifer Woods

34 | RentalOwner December 2018

Michael Sprague Sr.

Armando Aparicio William Cable Michael Collings Carlos Fernandez Nicholas Orton Juan Quintal

Chad Hallin Cervantes Lee

CELEBRATING 1971 G. B. Sales 1971 Kroeger Family Properties 1975 James Kennedy 1976 Patricia Barrer 1976 Thomas Schaide 1977 American Bathtub Refinishers 1978 Ellen Bunde 1978 Eugene Kanaly 1978 Hunter's Run Apartments 1978 Karen Langley 1980 Fred Musial and Vicki Rydell 1980 Jana Sulpizio 1981 Richard Troncone 1981 William Clarke 1982 William Wiegand 1983 Anne Lambert 1984 Dominick and Antoinette Ingrassia 1984 Joseph Jacobs 1984 Marc-Aaron, Inc. 1988 Timbers Apartments 1989 Russell Hook

an ANNIVERSARY this Month

10+ years of membership in SDCAA

1989 T.L.M. Properties 1990 Gloria Donichy 1991 Commercial & Industrial Roofing 1993 Jeremy Mencher 1994 Waste Management 1994 Robert MacFarlane 1995 Margaret Shepard 1996 Chase Commercial Term Lending 1996 La Jolla Park East Apartments 1996 Regents FHT 1997 Donald Beyer 1998 Chase Pacific Property Management and Real Estate Services 1998 David Berg 1998 Jon Beaman 1998 NEBO, LLC 1998 NLJ, LLC 1998 Richard and Nilda Townsend 1999 John Flavin 2000 Martin Mosier 2000 Raymond Riley Trust

2000 Muriel E. Baze 2001 Anova, Inc. 2001 Ronda Landrum 2002 Thomas & Patricia Beilke 2003 Dowling Apartments 2003 Norman Starr 2003 Susan Schwartz 2004 Bob Schaar 2005 Douglas Allred Company 2005 George & Edna Perrington 2005 Tamara Kabban-Miller 2006 Har-Bro Construction & Consulting, Inc. 2006 Joseph R. Stuber II 2006 Linda Adrian 2006 Stephen J. Richards 2007 James P. Burrell 2008 Frank Fernicola 2008 Midland Properties LLC 2008 Robert & Elizabeth Sunukjian

Š Viktoriia Yatskina | Dreamstime

SDCAA members

Owners

Alex Riolo Angela Whitaker Anthony & Kathleen Kathol Brier C & A Properties David Gimbel Douglas Wahl Edward J. San Agustin Francisco Montes Fred & Sue Whiteman Jack London Realty LLC Jeanine & John Ely Joan Haab & Jaco Gano Keith Limberg Liliana Riquer Lori Graham Marie Monet Phillip & Karen Gaitaud Richard & Sandra Hayes Sheri Krushensky

Smit Patel & Irene Gendelman Thornton Investment Trust II Veronique & Clifford Stein

Property Managers

Alcove | Lyon Living Alexan Millenia Bowden Property Management K2 Properties LMC (Lennar Multifamily Communities) Park 12 Podium - Greystar Vineyard Properties

Suppliers

1031 Capital Solutions Bastion Security Bottom Line Utility Solutions, Inc. Brothers in Arms Security Opus Bank ORNAMENTALIC INC Pacific Mission LLC RCR Investments Group, Inc.

Members

December 2018 RentalOwner | 35

36 | RentalOwner December 2018

Education Events & 2018

SDCAA

San Diego County Apartment Association will continue to deliver quality, relevant education courses in 2019.

Our upcoming educational calendar will focus on the many changes facing our industry in 2019 and beyond. Classes will include Section 8 training, balcony inspection training, changes to Fair Housing laws, and the eviction process.

We will also add a webinar feature to many of our Owner/Manager classes to make continuing education more convenient for our members. Thank you for your continued support of SDCAA and our Education Program.

DECEMBER

JANUARY

December 14 Meeting of The Membership & Holiday Open House

January 16 Management & Forms - Independent Rental Owner Class

On December 14, 2018, at 3:00 p.m. the SDCAA will hold a Meeting of the Membership at the SDCAA office at 5675 Ruffin Road, Suite 310, San Diego, CA 92123. The meeting is to consider and vote on SDCAA business.

Take the guesswork out of property management with tips from our operational advisors who will walk you through the entire leasing process using the SDCAA suite of forms.

Visit sdcaa.com for Calendar Updates

calendar

December 2018 RentalOwner | 37

Visit with 160 Exhibitors | Attend Education Seminars | Win Cash & Prizes

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Members at The Door: $10.00 | Non-Members at The Door: $35.00

Visit bit.ly/edconexpo or email events@sdcaa.com for details.

#lightscameraexpo 38 | RentalOwner December 2018

Power, Protection, Peace of Mind

Education Independent Rental Owner Class (IROC)

Management & Forms Wednesday, January 16, 2019

Are you new to the rental housing business? Have you been doing this for years but have questions about new laws or best practices?

If so, this workshop is for you! Take the guesswork out of property management with tips from our operational advisors when you register and attend this important seminar.

Wednesday, January 16, 2019 9:00 a.m.-12:00 p.m.

SDCAA Office 5675 Ruffin Road, Ste. 310 San Diego, CA 92123 Price: FREE for Owner Members All Others: $35 Led by Olivia Galvez, SDCAA Director of Operations, and Molly Kirkland, SDCAA Director of Public Affairs

Olivia Galvez and Molly Kirkland will walk you through the entire leasing process using the SDCAA suite of forms as a reference.

Register online at www.sdcaa.com or fax form below to 858.565.6558.

Name:

Payment type:  AMEX  Discover  MC  Visa

Company/Member #:

Card #:

Address:

Name on Card:

City:

State:

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Signature: *Cancellation Policy: Cancellations only accepted in writing. Refunds will be granted if received at least 72 hours prior to the seminar minus a $5 cancellation fee. Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

Education@sdcaa.com │ Phone 858.751.2209 │ Fax 858.565.6558

December 2018 RentalOwner | 39

Winners INDUSTRY ACHIEVEMENT AWARD Sue Reynolds, Community HousingWorks Title Sponsor

PRESIDENT'S AWARD Stacy Wells, R & V Management NANCY ROBERTSON SERVICE AWARD Carol Crossman, Independent Owner

RENTAL COMMUNITY OF THE YEAR - 35+ YEARS (1st) Albert's College Apartments, MG Properties Group (2nd) Solana Highlands Apartment Homes, H.G. Fenton Company (3rd) Tierrasanta Ridge Apartment Homes, H.G. Fenton Company ASSISTANT MANAGER OF THE YEAR - 1-250 UNITS (1st) Roxanna Gonzales, Greystar (2nd) Xihomara Gaytan, R & V Management (3rd) Constance Pineda, Sunrise Management Company, AMO ASSISTANT MANAGER OF THE YEAR - 251+ UNITS (1st) Jason Tow, H.G. Fenton Company (2nd) Amanda Penir, Greystar (3rd) Jose Soto, H.G. Fenton Company LEASING PROFESSIONAL OF THE YEAR - 1-250 UNITS (1st) Tyler Wenzel, H.G. Fenton Company (2nd) Michelle Van Rooyen, H.G. Fenton Company (3rd) Clancy Mangion, Greystar GOOD NEIGHBOR OF THE YEAR (1st) Casoleil Apartments, R & V Management (2nd) The Orchard Apartments, Sunrise Management Company AMO (3rd) Southern Cross Property Consultants PROPERTY MANAGER OF THE YEAR - 1-100 UNITS (1st) Taylor Zinn, Sunrise Management Company AMO (2nd) Robin Griffin, Sunrise Management Company AMO (3rd) Rose Dorrel, Capital Growth Properties, Inc. PROPERTY MANAGER OF THE YEAR - 101-300 UNITS (1st) Carlos Rebollar, H.G. Fenton Company (2nd) Tina Chapman-Wright, H.G. Fenton Company (3rd) Tammy Landeros, F & F Property Management, Inc. PROPERTY MANAGER OF THE YEAR - 301+ UNITS (1st) Kimberly Grown, H.G. Fenton Company (2nd) Amanda Davidson, Greystar (3rd) Tony Giroux, H.G. Fenton Company MULTI-SITE MANAGER OF THE YEAR (1st) Chris Ramirez, H.G. Fenton Company (2nd) Jenna Shepard, Greystar (3rd) Olivia Connolly, H.G. Fenton Company 40 | RentalOwner December 2018

Winners PORTER/HOUSEKEEPER OF THE YEAR (1st) Taylor Knight, H.G. Fenton Company (2nd) Guillermo Sarinana, H.G. Fenton Company (3rd) John Robinson, H.G. Fenton Company MAINTENANCE/MAKE-READY TECHNICIAN OF THE YEAR - 1-250 UNITS (1st) Ralph Gibbs, Capital Growth Properties, Inc. (2nd) Gamaliel Rendon, H.G. Fenton Company (3rd) Abel De La Torre, H.G. Fenton Company MAINTENANCE/MAKE-READY TECHNICIAN OF THE YEAR - 251+ UNITS (1st) Thomas Biddlecome, MG Properties Group (2nd) Luigi Miucci, Fairfield Residential (3rd) Dorian Perez, F & F Property Management, Inc. MAINTENANCE SUPERVISOR OF THE YEAR - 1-250 UNITS (1st) Roberto Ramos, Greystar (2nd) Edward Vera, Trilar Management Group (3rd) Adrian Martinez, H.G. Fenton Company MAINTENANCE SUPERVISOR OF THE YEAR - 251+ UNITS (1st) Larry Hayden, Greystar (2nd) Tie! Omar Arzate, H.G. Fenton Company & Steven R. Bertling II, Trilar Management Group (3rd) Palmer Sikes, Greystar INDUSTRY PARTNER OF THE YEAR – INDIVIDUAL (1st) John Modlin, The Phoenix Staffing (2nd) Caroline Nicol, NPM Staffing (3rd) Dmitriy Todorov, Bald Eagle Security INDUSTRY PARTNER OF THE YEAR – COMPANY (1st) Tie! NPM Staffing & The Phoenix Staffing (2nd) Bald Eagle Security Services, Inc. (3rd) Generation Contracting & Emergency Services, Inc. RENTAL COMMUNITY OF THE YEAR - 1-100 UNITS (1st) Urbana East Village Rental Flats, H.G. Fenton Company (2nd) The Arbors, Trilar Management Group (3rd) Pierside North, Greystar RENTAL COMMUNITY OF THE YEAR - 101-300 UNITS (1st) Tie! Evening Creek Condominium Rentals, H.G. Fenton Company & Scripps Landing Apartment Homes, H.G. Fenton Company (2nd) Sunset View, Greystar (3rd) AV8, Greystar RENTAL COMMUNITY OF THE YEAR - 301+ UNITS (1st) West Park, Greystar (2nd) RiverEdge Terrace, R & V Management (3rd) Preserve at Melrose, MG Properties Group

December 2018 RentalOwner | 41

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246| |RentalOwner RentalOwnerDecember December2017 2018

Holiday Cheer

for Residents

Š Photowitch | Dreamstime.com

Norman Cullen, a long-time SDCAA member recently shared how he creates goodwill at the holidays for his residents for less than $2.50 a month!

"For the past 25+ years, we have given each of our residents a tin of Danish cookies ($3.78 at Costco), a holiday card, and a $25 Vons gift card with the following note: Thank you for your tenancy during this past year. By being considerate to your neighbors and management, you have helped us to maintain a space that you and your neighbors want to come home to. We know that you have

a choice in your living arrangements, and we appreciate your tenancy.

Enclosed please find a $25 Vons Gift Card to help you with your holiday cheer.

Norman Cullen is a 30+ year member of the SDCAA and frequent attendee of our monthly seminars. His advice to fellow members is to use the Association's rental forms and InfoLink Screening Services; stay informed by attending the monthly seminars; contribute to the Political Action Fund; and treat your tenants as you hope your kids would be treated.

December 2018 RentalOwner | 47

48 | RentalOwner December 2018

SDCAA Partner

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JOIN US IN 2019

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Stewart Tours and Association Members are off to the ancient land of Greece next April.

Join us as we stand in the shadow of the Acropolis, step into the ring where Olympians first competed and contemplate the oracle’s insights while being surrounded by the grandeur of Delphi.

In Athens, we’ll also enjoy shopping and dining on the bustling Plaka. Our days will be filled with the best of Greece in this 4,000-year-old capital.

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You can’t visit Greece without heading to the islands and we are doing that on one of the best cruise ships in the world, the award-winning Crystal Serenity with Crystal Cruises. We’ll sail the glorious blue waters of the Aegean and visit Mykonos, Santorini, Rhodes, Crete and even Paphos on Cyprus. We’ll admire the Greek Isles’ sun-bleached ruins under piercing blue skies as the Aegean laps at an endless coastline.

The Greek culture is filled with passionate music, delectable cuisine and a fascinating history rich December 2018 RentalOwner | 49

with stories and legend.

civilization together in Stewart Tours style!

We’ll start the tour with a fascinating four-night stay in ancient Athens and after uncovering Athens, we’ll cruise the legendary Greek Islands for a week of cultural and historical touring on the beautiful Crystal Serenity.

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PROPERTY MANAGERS

Directory

# 5150 Baltimore Dr at the Crossroads........ ..............................................(858) 793-8899 899 Kettner..........................(619) 702-0655 A ADD Realty,Inc..................... (619) 232-6811 Alexan ALX........................... (619) 764-5316 All Points Real Estate.......... (619) 298-7724 Alliance Investment Corp..(858) 597-4900 American Assets Trust....... (858) 350-2564 Antelope Ridge Sentinel Real Estate............ ............................................... (951) 672-8181 APSAInvestments Corp...... (858) 610-2154 Arbor Terrace...................... (619) 293-3612 Arborsat California Oaks Apartment Homes................................... (951) 461-3264 Ascent Real Estate............... (858) 551-9600 Asset Property Management......................... ............................................... (858) 560-9363 Avenue5................................ (206) 582-3333 Award Property Mgmt....... (619) 471-1755 B Benson Properties..............(619) 977-0622 Berkshire Communities....(408) 614-5587 Bob Cota Realty..................(619) 465-9934 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 Cabrillo Properties.............. (619) 832-0172 Cambridge Management Group,Inc............. ............................................... (619) 497-0771 Canyonwood........................ (619) 501-2838 Capital Growth Properties,Inc...................... ............................................... (858) 454-8857 Casa Linda Apartments...... (619) 254-9513 Cavanaugh Properties........ (619) 395-1166 Centre City Property Management Company............................... (619) 296-6699 Chase Pacific Property Managementand Real Estate Services............ (858) 271-8841 Choice Properties/Point Loma Real Estate.

(619) 223-4075 Circa37.................................. (619) 378-3037 City View Apartments|Greystar.................... ............................................... (619) 234-0134 Community Research Foundation,Inc......... ............................................... (619) 275-0822 Core Property Group.......... (619) 399-7279

D Delta Property Management...................... ..............................................(619) 465-5851 Douglas Allred Company...(858) 793-0202 Dylan Point Loma|Greystar.(760) 612-9172 E Eagle Glen Apartments | Greystar................ ............................................... (951) 461-4565 Elevate SDProperties.......... (619) 535-8112 Essel Manager,Inc............... (619) 239-4300 Eucalyptus Apartments...... (760) 519-1476 Euston Management........... (858) 793-8899 EV Lofts | Greystar.............. (619) 452-2892 F Fairfield Residential Company LLC........... ..............................................(858) 457-2123 FBS Property, AMO ...........(619) 286-4721 FDC Management, Inc.......(714) 685-7000 Foothills at Old Town........(951) 676-7545 G Gables Oak Creek................(951) 600-9696 Gables Residential Corporate..................... ..............................................(858) 684-3601 Greystar Real Estate Partners.................... ..............................................(602) 522-1200 Griswold Real Estate Mgmt., Inc................ ..............................................(858) 597-6100 H H.G. Fenton Company......... (619) 400-0120 Hanken, Cono, Assad & Co..(619) 698-4770 Harprop, Inc......................... (650) 941-6900 Heartland Associates.......... (619) 462-2082 Homes Management, ATS Homes, Inc......... ............................................... (760) 432-4663 Horizon Properties Management Service... ............................................... (619) 482-3054 Humphreys Residential...... (619) 865-0389 I IDEA1....................................(619) 233-8900 IMT Sorrento Valley..........(858) 530-2100 Income Property Advisors Inc................... ..............................................(619) 302-0363 Integrity Plus Property Management....... ..............................................(619) 546-4999 Interfaith Housing Assistance Corporation.........................(619) 668-1532 Investors Property Management Group.. ..............................................(760) 967-4764 IPI Property Management.(858) 277-2700 J Jensen Properties...............(858) 449-7294 JHB California Properties, LLC................... ..............................................(760) 722-6421 Johnston Property Management, Inc....... ..............................................(760) 944-0703 K Kevin Robinson................... (619) 265-5859 Kleege Enterprises............. (858) 481-3081

L L.E.W. Management...........(619) 440-8915 Land Trek Property Management............. ..............................................(760) 758-6000 Lincoln Military Housing..(858) 874-8100 Lisa's Property Managment.(858) 243-8028 Lyon Living..........................(949) 838-1274 M Margarita Summit|Euston Management.. ..............................................(951) 676-1921 Maya Linda Apartments....(858) 566-5350 Mc Lain Properties.............(760) 434-6161 Melroy Asset Management.(858) 483-5111 Melroy Asset Management.(858) 483-5111 MGProperties......................(858) 658-0500 Mira Bella Apartments|Simpson Property Group...................................(858) 560-5720 More Property Management...................... ..............................................(858) 514-8201 N Noah Realty.........................(858) 504-0416 O Ocean Breeze Apartments|Greystar.......... ..............................................(619) 428-3369 Olympus Property..............(817) 795-4900 Ottman Properties BC; LTD. a British Columbia Canada Corporation................... ..............................................(415) 398-3010 P Pacific Commercial Management, Inc...... ..............................................(858) 450-6886 Pacifica SDManagement....(619) 296-9000 Parkdale Apartments|Norco Mgmt.Corp. ..............................................(760) 737-9017 Pasas Properties,Inc...........(619) 607-7560 Pedro Ferreira.....................(619) 224-0306 People Helping Others Prop. Mgmt.......... ..............................................(619) 282-5400 Pierside|Greystar................(949) 202-3991 Pinnacle Property Management Services,LLC........................(949) 250-5302 PMISouth Coast..................(619) 738-0353 Prime Group|Coral Bay Park&Canyons.... ..............................................(619) 276-1188 Prime Group|Avionat Spectrum................ ..............................................(858) 277-9191 Professional Real Estate Management...... ..............................................(619) 297-7736 Property Management Connection........... ..............................................(877) 951-7767 Providence Real Estate Management Corporation.........................(760) 525-8705 R R&V Management.................(619) 285-5500 R.A.Snyder Properties,Inc....(619) 297-0274 RECProperties|PeĂąasquitos Point Apts........ .................................................(858) 484-5047 Red House Property Management............... .................................................(858) 755-3031 Rehmann Realty Group........(619) 440-5669 RG Investment Real Estate Services Inc...... .................................................(858) 268-5004 December 2018 RentalOwner | 51

RG Investment Real Estate Services Inc...... .................................................(858) 268-5004 Richman Property Services.(813) 262-0401 River Bank Village|Winn Residential........... .................................................(951) 695-0120 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) 713-1044 Sardo Properties.................. (619) 405-9418 SCCCJRD Investments......... (858) 724-0220 Scott Management Company........................ ............................................... (310) 370-2696 SD Rent Pros......................... (619) 884-0906 Sea West Property Management.................. ............................................... (760) 452-2900 Seapoint Properties,Inc...... (858) 866-5636 Shapell Properties,Inc........ (323) 988-7590 Sixth & G|Greystar.............. (619) 238-2445 Sixth & G|Greystar.............. (619) 238-2445 Solaire|Greystar................... (949) 945-3499 South Bay Community Services.................... ............................................... (619) 420-3620 Strat Prop Management,Inc.......................... ............................................... (619) 295-2211 Strata Equity Group............ (858) 546-0900 Sun An Sea Property Mgmt..(619) 298-4160 Sun Ridge Properties,Inc... (858) 578-3600 Sunrise Management Company AMO.......... ............................................... (858) 751-6330 Sunset View Apartments|Greystar............... ............................................... (760) 433-2900 SVN Asset Advisory Group.(858) 452-9100 T Team Bourda Incorporated.(858) 279-6265 Thatcher Properties,Inc..... (619) 286-4250 The Apartment Company.. (858) 688-9307 The Atherton....................... (619) 691-7733 The Dylan............................. (760) 439-2752 The Enclaveat Menifee Sentinel Real Estate..................................... (951) 679-5100 The Hanover Company...... (713) 267-2100 The Helm Management...... (619) 589-6222 The Legacy Real Estate Company................. ............................................... (619) 980-7467 The Lofts at 677 Seventh|Greystar............... ............................................... (619) 696-8096 The Premiere Residential, LLC...................... ............................................... (858) 455-7711 The Terraces........................ (760) 735-5140 TLCReal Estateand Property Management,Inc................. (951) 505-9627 Torrey Pines Property Management........... ............................................... (858) 454-4200 Trilar Management Group.(760) 929-4940 Trinity Property Consultants........................ ............................................... (949) 299-0812 Tuscany Hills Apartments|Euston Management........................ (760) 744-9339

52 | RentalOwner December 2018

U UDR, Inc.............................. (720) 283-6120 V Valor Property Management..................... ..............................................(619) 988-3444 Villages of Bonita Glen......(619) 371-3245 Vista Pointe Apartments(RCMI)................ ..............................................(951) 894-2439

Whispering Oaks Apartments | Greystar.. ..............................................(760) 471-1262 Willin Properties................(619) 298-0500 Winn Residential................(559) 435-3434 Z Zimmerman Property Management......... ..............................................(619) 546-5361

W Waterton Residential| River Oaks.............. ..............................................(760) 721-8585 West Park Apartments | Greystar.............. ..............................................(619) 223-7777

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4.1 Million Print and Digital users with The San Diego Union-Tribune Rental Directory.

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Banks

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Bathroom Remodeling & Refinishing

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BELFOR USA Group, Inc.........................(858) 847-9886 Bonded Inc..............................................(858) 576-8400 FACS.........................................................(510) 266-4600

Employment Agency/Staffing Agency

The Phoenix Staffing.............................(858) 799-0665

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San Diego Gas & Electric.......................(619) 696-4318 TRC Energy Services............................. (916) 962-7001

Environmental: Asbestos/Lead/ Mold

Alliance Environmental Group, Inc.....(877) 858-6220 American Technologies Restoration...(858) 530-2400 Central Valley Environmental San Diego...................... ..................................................................(619) 838-4035 Envirocheck............................................(858) 952-6368

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

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CBRE.........................................................(858) 449-9484 Chase Commercial Term Lending.......(619) 464-0573 Edward Jones..........................................(619) 660-9060 PGIM Real Estate Finance.....................(858) 275-5066 Point Loma Credit Union......................(858) 243-7471 Woodbury Financial..............................(619) 559-8164

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

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All County Fire, Inc................................(619) 284-4770 Best Security & Fire Products..............(760) 781-5700 SSD Alarm................................................(800) 888-0444 Symons Fire Protection.........................(619) 588-6364 Telgian Corporation..............................(877) 835-4426 WeSupplyIt.com.....................................(800) 541-3197

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Dixieline...................................................(619) 358-8188 Grand Design Kitchens..........................(760) 789-0992 Marjan Stone...........................................(760) 994-6008

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Smart Cabinetry.....................................(612) 961-5411

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Air Temperature Specialists.................(888) 588-1602 Bill Howe Plumbing, Inc........................(619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... ..................................................................(619) 697-9824

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San Diego Employers Assoc................. (858) 505-0024

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Farmers Insurance McWhirter Agency......................... ..................................................................(619) 463-7320 Ives Insurance Services, Inc.................(619) 224-5337 North County Insurance.......................(760) 745-9511 Renters Legal Liability...........................(801) 928-7015 Snapp & Associates Insurance Services, Inc................. ..................................................................(619) 908-3100 State Farm Insurance- Hollie Allen.....(619) 482-8800 Successful Solutions, LLC......................(619) 460-9433 Willis Insurance Services of California.(858) 678-2121

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Locksmith

Kern Key Services..................................(619) 341-3505 54 | RentalOwner December 2018

Property Management Personnel

BG Multifamily.......................................(619) 379-7874 Career Strategies....................................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing...........................................(619) 804-2554 The Phoenix Staffing.............................(858) 799-0665

Property Management Software

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Odor Control

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Paint Manufacturers & Supplies

Dunn-Edwards Corporation................ (619) 884-3866 Sherwin-Williams Co............................ (858) 496-8925 Vista Paint Corporation....................... (619) 277-6778

Painting

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Real Estate

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Paving Maintenance

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Pool Furniture

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Pool Maintenance & Refacing

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A-1 All American Roofing Company...(858) 537-5177 Commercial & Industrial Roofing........(619) 465-3737 Diamond Roofing...................................(619) 295-3110 DILS Roofing & Exteriors......................(760) 727-6000 Eberhard Benton Roofing Co................(619) 291-6340 Preman Roofing/Solar..........................(619) 276-1700 Premium Roof Services, Inc.................(619) 239-8880 Roofing Specialists of San Diego..........(858) 922-5903 RSI Roofing & Solar................................(858) 278-7200 Sully-Jones Roofing................................(800) 611-3110

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Security Guard Patrol

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Security Services

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Submetering / Billing Services

California Sub-Meters..........................(858) 571-8999 Conservice Utility Billing & Mgmt......(602) 481-7440 Guardian Water & Power......................(877) 291-3141 Livable......................................................(877) 789-6027 Minol USA................................................(888) 766-1253 Multifamily Utility Company...............(800) 266-0968

Telephone Services

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

Tenant Screening

CIC ............................................................(800) 288-4757 Moco Inc................................................. (800) 814-8213

Seismic Retrofit

Termite Control & Repair

Sewer & Drain Line Video

Towing Services

Optimum Seismic...................................(323) 605-0000 Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530

Signs and Banners

Best Rate Repair.....................................(619) 229-0116 Expedite Towing....................................(619) 255-7179 S&S Towing.............................................(619) 818-3648 Western Towing.....................................(619) 297-8697\

Sign Bracket Store..................................(888) 919-7446 United Design Group.............................(619) 490-6173

Trauma Scene Clean Up

Slab Leaks

Tree Services

Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348

Smoke Alarm Compliance

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

Smoke Free Housing

American Lung Association..................(619) 297-3901

Software

RealPage, Inc.......................................... (877) 325-7243

Storage

Park Locker............................................(559) 722-5068

Bio-One San Diego..................................(858) 939-9985 Arborwell.................................................(888) 969-8733 Aztec Landscaping Inc...........................(619) 464-3303 So Cal Tree Care, Inc..............................(888) 706-8733

Video Surveillance

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

Water and Energy Saving Retrofits

Water Damage Restoration

Bill Howe Plumbing, Inc........................(619) 286-6348 Bonded Inc..............................................(858) 576-8400 Generation Contracting & Emergency Services, Inc... ..................................................................(858) 679-9928 Restoration Management Company...(858) 935-1170 Servpro of Point Loma..........................(619) 275-2802 SERVPRO of San Diego City SW & SERVPRO of Centre City/Uptown.....................................(619) 269-5004 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove........................................................(858) 527-1144

Water Heaters

Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348

Web Services

Resident360.............................................(855) 360-9327

Window Coverings

Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Specialty Apartment Supply............... (877) 630-2275

Window Washing

Horizon Professional Window Cleaning, Inc.............. ................................................................. (858) 248-1870

Windows

Milgard Manufacturing - Temecula... (951) 334-1584 Newman Replacement Windows........ (760) 438-8080 Western Window Sale & Install.......... (858) 569-5091

Wood Damage Repair

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

Bottom Line Utility Solutions, Inc.......(949) 707-1311

Water Conservation

California Sub-Meters...........................(858) 571-8999 Livable......................................................(877) 789-6027

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credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification December 2018 RentalOwner | 55

ADVERTISER Index advertising 52 Union-Tribune 619-718-5131

858-373-5900 18 Pacific Coast Construction 760-298-3170

security patrol 16 Signal 88 Security of San Diego 619-363-7233

air duct cleaning 5 Bonded Carpet 800-734-6801

deck coatings & waterproofing 28 Medrano 619-264-3434 18 Pacific Coast Construction & Water Proofing 760-298-3170

sidewalk repair 8 Precision Trip Hazard Removal 760-658-6116

banks IBC Chase Multifamily Lending 619-464-1597 619-464-0573 bathroom remodeling 48 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 20 American Bathtub Refinishers 619-265-9200

electrical contractors 28 Kennedy Electric 619-464-6568 foundation repair 27 Ram Jack Pacific 619-726-0052

bathtub liners 20 American Bathtub Refinishers 619-265-9200

general contractors 16 Pacific Coast Construction 760-298-3170

bathtub refinishing 48 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 20 American Bathtub Refinishers 619-265-9200

kitchen refinishing 48 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299

broker/real estate 14 Real Property Advisors, Inc 760-815-4124 50 Terry Moore 619-889-1031 carpet cleaning 5 Bonded Carpet 800-734-6801 carpet sales 5 Bonded Carpet 800-734-6801 coin operated laundry 10 Wash Multifamily Laundry 800-777-1484 concrete services 26 Ram Jack Pacific 619-726-0052 8 Precision Trip Hazard Removal 760-658-6116 damage restoration 45 Hersum Construction

56 | RentalOwner December 2018

paving 15 AMS Paving 858-880-6133 pest control BC Corky's Pest Control 800-333-7138 36 Innovative Pest Solutions 800-871-9878 22 Lloyd Pest Control 800-223-2847 plumbing 16 ASAP Drain Guys and Plumbing 619-581-2127 18 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe property management IFC Harland Property Management 858-367-0343 refuse removal 19 Dependable Disposal 619-460-3551

solar 12 Evolution Building Efficiency 866-615-8429 tenant screening 55 Infolink Resident Screening 888.762.7313 termite Control 22 Lloyd Pest Control 800-223-2847 towing 19 Western Towing 619-297-8697 utility billing system 11 Livable 877-789-6027 water heaters 16 ASAP Drain Guys and Plumbing 619-581-2127 windows 32 Newman Replacement Windows 619-677-6511 760-764-4553

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Kristy Blair, CCIM Executive Director CCIM Board of Directors Member, SDCAA (619) 464-1597 kristy.blair@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Terms and conditions subject to commitment letter. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2017 FDIC data. Š2018 JPMorgan Chase & Co. All rights reserved. Chase is a marketing name for certain businesses of JPMorgan Chase & Co. and JPMorgan Chase Bank, N.A., Member FDIC. 427567

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