RentalOwner Magazine

RentalOwner Magazine

February 2019

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

socalrha.org Inside This Issue:

California's New Balcony Law Apartments as Investments SDEA's 2019 Employment Law Update

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RentalOwner Magazine

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THE VOICE OF THE RENTAL HOUSING INDUSTRY FEBRUARY 2019

FEATURED Stories

7

Building and Landlording with "Granny Flats" Accessory Dwelling Units in California

Inside

Your Association 37 Honor Roll & Welcome New Members 39 Education Calendar 51 Property Managers Directory

25

53-55 Supplier Directory

Questions and Answers

28

Key Take-Aways from SDEA's 2019 Employment Law Update

33

How Will California's New Balcony Inspection Law Impact You?

56 Advertiser Index

Columns 3

President’s Message 4

Executive Director's Message

35

Apartments as Investments Perserverance, Durability makes Shelter

9

Regional Legislative Update 17

Capitol News

47

Marketing Your Property Neighborhood Spotlight: Carlsbad

23 Trusted Adviser 45

Travel Program

SCRHA OFFICERS

President Scott Cook, CPM, SVN Asset Advisory Group President Elect Lucinda Lilley CPM, GRI, FBS Property Management, AMO Vice President Robin Duma, CAM, HG Fenton Company Secretary Nichole M Lawhon CAM, NALP, Apartments.com Treasurer Kendra Bork, ARM, Cambridge Management Group, Inc. Legislative Chair John Modlin, Independent Owner Immediate Past President Christian Davis

SCRHA DIRECTORS

Aiesha Blevins, Greystar Melissa Deen, Sunrise Management Company AMO Robin Duma, CAM, HG Fenton Company Mark Feinberg, Heinz & Feinberg Todd Henderson, Independent Owner Shannon Kelly, Independent Owner Jay Lopeman, CAS, BG MultiFamily Gail Miller, CPM, Lincoln Military Housing Heidi Potts, Fairfield Residential Athan Ranglas, R & V Management Abigail Rex, CPM, ARM, American Asset Management Kurt Sullivan CSM, Douglas Allred Company

HONORARY LIFE ADVISOR G. Wesley Harker

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 SCRHA 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 RentalOwner MagazineÂŽ 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 views expressed in these articles are the authors's and do not necessarily represent those of the SCRHA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SCRHA or rental management information contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org 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.

SCRHA STAFF

Alan Pentico, CAE Executive Director apentico@socalrha.org 858.751.2213 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217 Maria Riley Director of Events and Education mriley@socalrha.org 858.751.2209 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Mike Nagy Public Affairs Manager mnagy@socalrha.org 858.751.2214 Kim Zebroski Member & Administrator Assistant kzebroski@socalrha.org 858.751.2220 Marlen Descargar Events & Administrative Assistant mdescargar@socalrha.org 858.751.2219

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

Lindsey Lee Marketing Coordinator llee@socalrha.org 858.751.2218

CONTRIBUTE

Educational articles in RentalOwner MagazineÂŽ 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 Marlen Descargar at 858.751.2219 or publications@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Scott Cook 2019 President

Southern California Rental Housing Association We barely made it through the month of January and 2019 is already is wild year for everyone, including the rental housing industry. Brace yourself for expected and unexpected changes this year. I am personally thankful, as I am sure many of us are, that the 35-day Federal Government shutdown is over (at least temporarily). Hopefully, Congress and the President can resolve their differences to avert more government shutdowns in the future. What we’ve learned from the recent shutdown is that our industry is sensitive to economic, natural, and political disruptions. We are not immune, so we must be resilient to all disruptions and prepare the best we can.

The shutdown was another example why business resiliency is so important. A disruption can occur to our industry at any moment. The Southern California Rental Housing Association strongly encourages our members to make preparations to minimize impacts of government shutdowns or other disruptions. Have a plan.

We should be used to these disruptions by now because they are happening with greater frequency.

We must constantly adapt to changes in our industry whether it is the state’s CPC 396 rule that prohibits rental rate increases more than ten percent, or the City of San Diego’s New Source of Income ordinance now in effect but will be enforced starting August 2019.

If you have rental properties in the City of San Diego and are not familiar with the ‘Source of Income’ ordinance which is now in effect, you must register for our ‘Source of Income Ordinance Training’ class on February 26. The SCRHA will hold more training sessions in the year, but do not wait – register now and be prepared! Visit the website or call the office at (858) 278-8070 and our team will get you registered for this event and other events. We have several

important upcoming events all rental housing professionals must attend.

Register yourself and staff for the Education Conference & EXPO at the San Diego Convention Center on April 30 to save with early-bird pricing.

Tickets are just $5 this year, but $10 at the door if you don’t register in advance. The low admission price of $5 is new this year, but necessary as costs at the San Diego Convention Center have increased.

However, the price for admission is well worth the information you and your employees will learn from our education seminars and get to see hundreds of products and services tailored for rental housing firsthand.

Do you own or manage properties with 1 to 300 units? Then you absolutely must attend our firstever ‘TechTalk’ Technology Summit this May. The conference will showcase the latest technology for rental housing and introduce technology that will help you reduce your operating expenses, increase productivity, save time, and help keep you in compliance with the law. Look for details in our communications and on the website so can get your hands on the latest technology.

Have you visited the SDCAA website, or should I say our new SCRHA website? If you haven’t read the announcements already, the San Diego County Apartment Association is now the Southern California Rental Housing Association (SCRHA). As we continue to migrate to the new site, you can still use www.sdcaa.com to login and access rental forms, register for events, and access other resources. Thank you for your patience as we make the transition over this next month.

Finally, 2019 is Southern California Rental Housing Association’s 100th birthday! We will provide more information about upcoming activities, celebrating the name change, and our 100th birthday. If you have stories to share or photos, please send it to publications@socalrha.org.

February 2019 RentalOwner | 3

Alan Pentico, CAE Executive Director Southern California Rental Housing Association A New Chapter

Y

ou should have read our recent announcement that the San Diego County Apartment Association (SDCAA) is now the Southern California Rental Housing Association (SCRHA).

Last year, in preparation of our 100th birthday, the SDCAA Board of Directors created a Marketing Task Force to evaluate the association and help us fulfill our mission of protecting and enhancing the rental housing industry for the next century. The Task Force recommended several strategic changes to ensure that our mission reflects all of our members (Independent Owners, Property Managers, and Industry Suppliers) and serves every community in SCRHA territory (San Diego, Imperial, and southern Riverside Counties).

The SCRHA will soon launch a new website, www. socalrha.org. The website’s new design will provide improved features allowing users to better navigate the site on their computer or mobile device according to member type. Members can still visit www.sdcaa.com to access our products and services.

Visitors will be redirected to the new website when it is complete. Our email domain will seventually change from info@sdcaa.com to info@socalrha.org, but both emails will work for the time being until our transition is complete.

Please note that our invoices, email addresses, branding on our forms and white papers, and other products will change to have our new name and logo.

We will let you know in advance before the changes are about to happen. Payment for invoices should be addressed to the organization name listed on the invoice. If you receive an invoice from the SDCAA, please make your payment to the SDCAA. Invoices you receive from the Southern California Rental Housing Association should be made payable to the Southern California Rental Housing 4 | RentalOwner February 2019

Association. Feel free to contact us if you have you have questions.

Our physical and mailing address and our main phone number, 858.278.8070, has not changed. If you call the main line and our staff greets you with “Southern California Rental Housing Association.

How may I assist you?” you have called the right place.

Be on the lookout for future announcements about our 100th birthday celebration this September – but don’t forget register or reserve your exhibitor booth now for our Education Conference & EXPO on April 30 or for our many classes and events.

Our organization and the rental housing industry has faced many changes in the previous one hundred years. But, rest assured we will continue to provide our members the information and resources they need to protect and operate their investment successfully and remain a strong voice for the rental housing industry for the next one hundred years.

Thank you again for your membership.

Sincerely, Alan Pentico, CAE Executive Director

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“Granny Flats”

Accessory Dwelling Units in California

I

n recent years the California legislature passed several laws related to accessory dwelling units (“ADUs”)—often referred to as “granny flats.” The laws are intended to facilitate ADU development in California, and overcome some of the local hurdles property owners experience in ADU construction.

This article highlights some of the recent changes for the aspiring “granny flat” property owner.

The ADU Defined ADUs are secondary homes on residential property that allow

By Taylor S. Baumann, Esq., Kimball, Tirey & St. John LLP for a person to live independently from the primary residential structure (including sleeping, eating, cooking, and sanitation).

The ADU can be attached to the primary residential structure on the parcel, or detached and built on a separate portion of the parcel.

Property owners build ADUs for a variety of reasons, including housing family members, leasing out the ADU to tenants, or lodging the occasional out-of-town guest.

Building The ADU

While California’s legislature has made efforts to streamline ADU construction, property owners still need to obtain the necessary permits and licenses from their local government development agency before beginning construction. Fortunately, recent laws have reduced permitting and licensing regulations that local governments may impose, including (among other changes):1 SB 1069 • Mandates that local governments approve ADU building permit requests if the ADU meets certain standards.

February 2019 RentalOwner | 7

• Reduces, and in some cases eliminates, ADU parking requirements.

• Reduces ADU utility-related fee requirements.

AB 2299 • Prohibits local governments from discretionary approval of ADUs. • Voids all local government ADUrelated ordinances that do not fully comply with state law.

• ADU permits in non-compliant jurisdictions must be reviewed under California law until the local government adopts a Californiacompliant ADU ordinance.

AB 2406 • Allows local governments to adopt an ordinance permitting junior-ADUs (“JADUs”), subject to certain requirements. JADUs

are ADUs that do not exceed 500 square feet and are completely contained within an existing residential structure.2 SB 229 and AB 494 • Further streamlines the ADUpermitting process.

Landlording with An ADU Generally, landlords may rent an ADU separately from the primary dwelling on the property. The ADU is subject to all applicable local and state law for residential tenancies, including municipal vacation/short term-rental prohibitions, if any.

To facilitate residential leasing, landlords may consider the following: • Register a separate address for the ADU.

• Ensure USPS can deliver mail to the ADU. •Disclose in any lease or rental agreement that the ADU is part of a larger shared parcel, and designate all areas that are separate or shared (common areas).

• In any lease or rental agreement, identify parking, storage, or other rights, to avoid disputes between the primary dwelling occupants and the ADU occupants.

• In any lease or rental agreement, identify shared utilities, if any, and how billing will be calculated.

If you have questions regarding this article, please contact Taylor Baumann at (800) 5745587 or taylor.baumann@kts-law.com.

1 See Cal. Gov. Code § 65852.2 2 See Cal. Gov. Code § 65852.22

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REGIONAL

LEGISLATIVEUPDATE Mayor Faulconer wants to Eliminate Building Heights, Parking, and create unlimited Density Bonus

San Diego Mayor Kevin Faulconer unveiled a trio of ambitious policies to stimulate the city’s housing construction during his State of City Address on January 15. Faulconer reaffirmed his commitment to improve city services, infrastructure and street repair, public safety, and addressing the city’s homeless issue by creating more housing and making more social services available to them.

Mayor Faulconer also touched on the city’s Convention Center expansion, expanding trolley service to the Lindbergh Field, redevelopment of stadium site in Mission Valley, transitioning the City to Community Choice Aggregate energy model, and the city’s Pure Water project. Mayor Faulconer made housing a key focus in his speech.

Faulconer declared the city needs to remove its NIMBY (Not in My Backyard) mindset and adopt a YIMBY (Yes in My Backyard) attitude by confronting obstructionism and adopting aggressive new policies that reduce the cost and time to build more housing.

Faulconer stated that the city can no longer say “no”

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to housing when the city faces a severe housing shortage.

Mayor Faulconer proposed the elimination of building height limits for projects in transit corridor areas. He proposed that the city adopt a policy that would provide an unlimited Density Bonus to housing projects that include more affordable units anywhere in the city. He also reiterated a plan moving through the City Council process now to eliminate parking requirements for projects located in Transit Priority Areas – the proposal is expected to be heard by the San Diego City Council later this Spring. An article about the proposed Zero Parking Requirement policy is later in this section.

He added the policies will not only build more housing for low- to moderate-income San Diegans, but they will help the city reduce traffic congestion, build a wider variety of housing near job centers, and encourage residents to use public transit while helping the city meet its carbon emission reduction goal outlined in the Climate Action Plan.

No specific proposals regarding eliminating building heights and the unlimited Density Bonus have been February 2019 RentalOwner | 9

introduced yet. All proposals will likely meet stiff resistance from community groups traditionally opposed to new housing in their communities.

Southern California Rental Housing Association will provide more details when those policies are proposed.

Proposed policy would allow Housing with Zero Parking in San Diego

A proposed plan that could eliminate parking requirements for new housing moved a step forward last month. Last year, San Diego Mayor Kevin Faulconer introduced a plan permitting certain housing projects to provide zero parking if they are located within one-half mile of a transit stop or Transit Priority Area.

San Diego’s existing regulations require housing projects to provide parking spaces according to the number of units. Depending on the project’s location and type, the cost of providing parking could be as high as $90,000 a parking space per dwelling unit. If the City Council approves the policy, it could allow developers to build more dense housing in transit priority areas with zero parking requirements.

voted to support the policy, the policy will be reviewed by the Community Planning Committee and Planning Commission. The San Diego City Council’s Land Use & Housing Committee is expected to review the policy this Spring. The Southern California Rental Housing Association hopes this model of flexibility in the development process foes to the full council by Summer. We will alert members when the policy has been docketed.

County approves Pilot Program reducing fees on New Accessory Dwelling Units (ADUs)

The San Diego County Board Supervisors approved a five-year pilot program waiving the cost for impact fees and permits for Accessory Dwelling Units (ADUs), or granny flats, built in the unincorporated areas.

Under the proposal, multifamily projects located in Transit Priority Areas will be able to reduce or eliminate parking spaces entirely by providing residents other options that get them reduce their vehicle use or not at all. Projects that provide residents bicycle storage, bus or trolley passes, vehicle sharing programs, onsite day care or other amenities that reduce or eliminate vehicle traffic can earn points allowing them to provide fewer or no parking spaces at all. The policy also requires ‘unbundle’ parking. Meaning, people who want vehicle parking would pay for parking separately.

The Board’s action waives the cost of multiple fees and permits such as transportation, park lands dedication and drainage, and permit fees for building and onsite wastewater systems to encourage homeowners to build attached or detached “granny flats,” on their property. The pilot program will remain in effect until January 9, 2024 unless the county decides to end or extend the program.

The ADUs must meet all zoning requirements.

Property owners will be permitted to rent out the unit, but not subdivide or sell the property. The Pilot Program only applies to new ADUs; properties with an existing ADU or other type of accessory unit do not qualify for the program. The new ADU cannot exceed 50 percent of the floor area of the singlefamily home or exceed 1,200 square feet for attached or detached units. If the ADU includes a garage, the garage cannot exceed 480 square feet. Two-story ADUs will be limited to a maximum height of 24 feet.

The purpose of the policy is to create more walkable communities, reduce traffic congestion, lower the city’s carbon emissions, and increase housing affordability. City officials hope the policy will create more housing that San Diegans can afford, get residents to use their personal automobiles less or not at all, and help the city lower its carbon emissions.

The county anticipates that it will spend $11 million subsidizing fee waivers for the duration of the program. The program is expected to save property owners an average $14,000 in fees. Property owners who are interested in the ADU program can visit the County Planning & Development Services Department’s webpage at https://www. sandiegocounty.gov/pds/

In January, the City’s Technical Advisory Committee

Court ruling places County’s Climate

10 | RentalOwner February 2019

Plan, proposed housing developments in jeopardy The County of San Diego was dealt another legal defeat regarding its Climate Action Plan. The judge’s ruling may not only require the County to redo its Climate Action Plan, but it also could delay or stop the construction of thousands of new homes in the unincorporated areas.

On December 24, Superior Court Judge Timothy Taylor ruled that the County’s Climate Action Plan was incapable of achieving greenhouse gas reduction targets as required by the state and that the plan violated its 2011 General Plan Update. Judge Taylor also ruled that developers applying carbon credits or offsets in areas outside of county’s jurisdiction could not be verifiable or enforceable. While Judge Taylor’s ruling did not address several housing developments that were recently approved by the county, he commented that any judge should rule against any development that proposes to use carbon offsets or credit outside the county should they preside over such a case in their court.

The judge’s ruling will certainly give organizations

like the Sierra Club (the plaintiff that filed the lawsuit against the county) the opportunity to file more lawsuits to stop developments approved by County Supervisors like Newland Sierra, Valiano, Harmony Grove Village South and Otay 250 Sunroad. A total of 10,000 housing units are at risk of being delayed or not built at all. As a result of the lawsuit, the County placed Lilac Hills Ranch, Otay Ranch 14 and Warner Ranch projects on an indefinite hold last November.

The County has not yet decided if it will try to appeal the ruling. The County has tried at three times to appeal previous court rulings. The Sierra Club did state that it would like to help the County create a carbon offset program within the county.

Poway to consider Water, Sewer rate Increase

The Poway City Council held a special workshop in January to get public feedback and to discuss proposed changes to the city’s sewer and water rates.

City staff says the proposed rates are necessary to address projected cost increases in operation and maintenance, replace or repair aging pipes and

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equipment, and offset the discontinuation of the city Drought Recovery Surcharge adopted by the city council in 2016. The Drought Surcharge approved by the council added a $.75 fee per 1-unit used.

City staff is asking the council to increase the water commodity charge rate by 4.5 percent and the fixed water charge by 7.5 percent. City staff is also proposing an increase of 3.35 percent for sewer service charge and 3.35 percent for sewer commodity ASAP Full Color Ad - 4.75 x 7.5 - Final.pdf 1 11/30/18 9:56:19 PM

charge. The city’s temporary Drought Recovery Surcharge which expired in December 2018, will be eliminated. The multifamily residential Water Commodity Rate will rise from $7.32 to $7.65 per unit. The Fixed Meter Charge will also increase under the proposal. For example, the charge for an 1-inch meter will increase from $65.55 to $70.47; a 2-inch meter will rise from $209.71 to $225.44 if adopted.

According to the City’s Finance Director, customers will see a small reduction in their water bills under the proposed rate plan - A single-family residence using 25 units of water per bi-monthly billing period should see a decrease of $7.74 bimonthly.

The city council will send a detailed mailer describing the proposed rates to the city’s water ratepayers. Ratepayers will have forty-five days to return comments or protests to the city. The city council scheduled a hearing for March 5 to consider the proposed rates, comments and protests. The new changes will take effect this May if adopted by the city council.

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Palm Springs Approves Affordable Housing Package

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The Palm Springs City Council approved a package of policies intended to increase production of very low, low, and moderateincome housing in the city. The housing package will expand opportunities for transitional and supportive housing, creates an Accessory Dwelling Unit ordinance, allows for more dense mixed-use projects in the city, increases the city’s Density Bonus for low and moderateincome housing, and requires the city to respond quicker to

reasonable accommodation requests. The policies were unanimously approved by the City’s Planning Commission in December.

• The city council’s action changes zoning requirements for Transitional and Supportive housing project so there are no restrictions if they are located in residential zones.

• The city’s Accessory Dwelling Unit (ADU) ordinance is now consistent with state law.

• New mixed-use and residential projects that have five or more units built in Palm Springs may now receive a density bonus of up to 35 percent in accordance with state’s Density Bonus Law. The greater percentage of that unit type in a project, the higher the Density Bonus the project can receive. Projects can receive additional incentives depending on the percentage of units in the project.

Condominium Conversions and other projects that provide market rate housing for seniors or moderateincome families and individuals can also qualify for a Density Bonus.

• New regulations will allow mixed-used projects to have up to 70 dwelling units per acre in certain residential zones.

of the same challenges confronting previous County Boards remain.

Spiegel represents District 2 and Hewitt represents the District 5 replacing, John Tavaglione and Marion Ashley who announced their retirements from public office in early 2018. Supervisor V. Manuel Perez, District 4, also was sworn in. Perez was appointed

by Governor Jerry Brown in May 2017 to replace Supervisor John Benoit who passed away. Perez defeated Palm Desert Councilmember Jan Harnik in the November General Election. Supervisor Kevin Jeffries, District 1, will serve as Board Chair in 2019.

Karen Spiegel previously was the Mayor of Corona, Hewitt served as Mayor of Calimesa. Supervisor Chuck Washington, District 3, was elected in 2015.

The biggest challenge for the County Board is confronting the County’s $5.5 billion operating budget, dealing with disputes with organized labor and growing pension obligations. Expecting a budget shortfall, Jeffries warns the County might have to implement spending reductions and lay-offs and renegotiate pension benefits if costs continue to rise.

Jeffries is also proposing shortening county hearings to save money. The County Board will also be focused on the Indio Jail, Sheriff’s services, and implementing new policies regulating commercial marijuana.

• The ordinance makes procedural changes when the Supervisors Hewitt and Spiegel so far have not city receives a reasonable accommodation request. stated if housing will be a priority in 2019. But, For example, the city must respond to a “reasonable accommodation” request within thirty days.

No job is too small . . .

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Now approved, the ordinances will take effect in February.

New Supervisors bring a new look to Riverside County Board

Freshmen Riverside County Supervisors Karen Spiegel, V. Manuel Perez and Jeff Hewitt were sworn in on January 8 bringing a more diverse look to the County Board; yet, many

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Manuel Perez has long advocated for improving infrastructure, economic development, housing opportunities, and tackling homelessness in his district.

Superior Court Branch in Corona reopens

Riverside County’s Superior Court Branch located in Corona fully reopened on January 7. The branch, with exception of traffic violations and minor infractions, was closed down in July 2012 due to reductions in state funding.

All departments in the Corona Branch are now in operation. Two new judgeships and additional court staff have been funded for the 2018-19 Fiscal Year. The branch now adjudicates cases on civil harassment, infractions, small claims, and unlawful detainers.

Members: Please share your experience with the Association if you recently filed an unlawful detainer through the Corona branch – let us know by visiting SCRHA website.

2019 Rental Forms Available through BlueInk

The 2019 rental forms have been updated and are now available online. At the request of many of our members, we partnered with BlueInk to give you access to a new digital document and e-signing platform.

By creating a BlueInk account, you will be able to streamline your operations and save time. The advanced platform allows you to complete all forms electronically and allows you to follow the process. There are enhanced identity authentication steps that help you know who signed the documents, when they signed the documents, and other features designed to protect you.

With your BlueInk account, you'll have access to all rental forms from Southern California Rental Housing Association and have the ability to store contracts so you always have access to your rental contracts.

Activate your account at bit.ly/SCRHAblueink

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California

CAPITOL NEWS California’s 2019-20 State Budget Overview Total spending for all federal and state elections in California this year topped $1 billion for the first time.

Governor Newsom unveiled his first budget as Governor just three days after being sworn into office. The proposed budget is a $209 billion, $144 billion general fund (a 4 percent increase over the $138 billion spending plan former Governor Brown signed in June) and predicts a $21.4 billion surplus from robust tax collections and slower growth of state health care costs. It’s the largest projected surplus since at least 2000, according to state finance officials.

The budget increases funding for public schools and healthcare

programs. It also includes significant, one-time spending to combat the state’s homelessness issue and prepare for future natural disasters.

As we analyze the just released 2019-20 budget, we will update you on specific agency, department, and program details in the coming days.

The Governor kicked off his press conference by saying, “I know it’s rote and cliché to say it’s a reflection of our values, but it is a reflection of our values,” He went on to say, “It is demonstrable that these dollars attach to real people and real people’s lives.”

BUDGET OVERVIEW

Governor Newsom seems to be taking a page from Brown’s budget playbook, which targets as much new spending as possible on one-time expenditures that don’t carry a long-term cost. Eighty-six percent of his spending is for onetime efforts, he said.

The above statement coupled with his decisive victory in November seems to imply that the governor views his victory as a clear mandate to pursue an expansive agenda that will focus efforts aimed at young children and lowincome families while continuing to pay down debt and increase the state's rainy day fund.

• Among the budget items that Newsom has already outlined are a nearly $2 billion plan to support low-income children, with much of the money earmarked for February 2019 RentalOwner | 17

construction of childcare facilities and kindergarten classrooms.

• The budget proposes a $1-billion "working families’ tax credit,” more than double the size of the state’s existing tax break for lowincome workers.

• The budget would expand eligibility for the tax break to those who earn up to $15 an hour, estimated by the administration to add up to 400,000 additional families.

• He will ask lawmakers to increase monthly welfare assistance grants under the state’s CalWORKS program.

• Efforts to help ease California’s housing and homelessness crises would also be bolstered under the spending plan, with $500

million to be set aside to help local governments build shelters and add services to help the homeless.

• $4.8 billion in optional payments to the state’s primary pension funds, CalPERS and CalSTRS. Both funds have significant unfunded liabilities. The additional money from the state could help them reduce the rates they charge to schools and local governments.

• Tax credits for working families.

Newsom wants to double California’s earned-income tax credit and offer it to hundreds of thousands of more households.

He’d also increase the value of CalWORKs grants for low-income families.

• $1.3 billion for projects that spur housing development, including tax credits for developers building

housing for low- and moderateincome families.

• Waiving state-mandated environmental reviews for housing projects that would help homeless Californians.

• He’s proposing $1.4 billion for higher education. The bulk, about $400 million, would go to the community college system with the goal of making tuition free for two years.

• He wants to invest $500 million in infrastructure to provide more childcare and $750 million for kindergarten programs.

The Budget includes $4 billion to eliminate budgetary debts and reverse the deferrals of the past decades. Specifically, the Budget proposes: • $2.4 billion to pay off the state’s budgetary debts, including the elimination of all outstanding loans from special funds and transportation accounts. This marks the first time in over a decade that these debts have been completely paid off.

• $1 billion to eliminate the annual payroll deferral. The one-month deferral of the June payroll provided a one-time budget savings used to help balance the budget nine years ago. The state has been deferring this payment ever since; this action eliminates this long-standing practice.

• $700 million to eliminate the deferral of the fourth-quarter payment to the California Public Employees' Retirement System (CalPERS). Similar to the payroll deferral, this action reverses a

18 | RentalOwner February 2019

one-time budget savings used to help balance the budget over a decade ago.

The Budget continues to build additional reserves beyond the $13.5 billion currently set aside in the Budget Stabilization Account (commonly called the Rainy Day Fund).

A recent opinion by the Legislative Counsel concluded that supplemental payments made in prior years do not count toward calculating the 10 percent of General Fund tax revenues target set in the Constitution. Consistent with this opinion, the Budget continues to make the required deposits in the Rainy Day Fund.

• The Budget assumes an additional $1.8 billion transfer in the budget year and an additional $4.1 billion over the remainder of the forecast period, bringing the Rainy Day Fund to $19.4 billion by 2022-23, as shown in the figure below.

• The Budget also adds $700 million to the Safety Net Reserve created in the 2018 Budget Act, bringing the total in this reserve to $900 million. This reserve sets aside funds specifically to protect safety net services during the next recession.

• Finally, the Budget reserves $2.3 billion in the Special Fund for Economic Uncertainties to address emergencies and unforeseen events.

This proposed budget sets the stage for the next phase of the ongoing budget development cycle for the state for the 2019–20 fiscal-year that begins on July

1, 2019. The cycle includes further discussions with the Administration, legislative hearings, meetings with legislators and their staff, updated state revenue numbers in April, a May Revision to the Governor’s proposed budget, and then an intensive period of legislative activity to pass a balanced budget by the June 15 constitutional deadline.

With legislators already proposing more than $40 billion in new spending, it will be interesting to see if the new Governor continues to invoke former Governor Brown’s warning to save for the economic downturn that was always right around the corner or will he succumb to the pressures from the Legislature to increase spending on their priorities as well?

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HOUSING • Includes $750 million one-time for local government incentives to increase housing production through technical assistance and general purpose funding.

• Provides $500 million to expand the Mixed-Income Loan program.

• Increases funding or the existing state housing tax credit program by $300 million intending to pair with the existing 4 percent federal tax credit.

• Provides $200 million for the “missing middle” funding for a new housing program serving households with income between 60 to 80 percent of Area Median income.

• Proposes using excess state

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property for housing development, including soliciting developers to build demonstration projects.

• Proposes reforming the Enhanced Infrastructure Financing Districts structure to remove the 55 percent voter approval requirement to issue debt.

Homelessness Prevention • Provides $500 million for regional efforts to address homelessness to expand and develop shelters or navigation centers. Of this amount, $300 million would be allocated to cities and Continuum of Care areas initially, and $200 would be awarded to regions that show progress in meeting milestones.

• Proposes streamlining California Environmental Quality Act for homeless shelters, navigation centers, and new supportive housing units.

• Provides $100 million one-time for a “Whole Person Care Pilot” which would coordinate health, behavioral health and social services for individuals.

To date, we have seen no punitive proposals included in the housing package. Southern California Rental Housing Association will closely follow and participate in discussions regarding housing related budget issues and fight against any proposals that seek to hurt the industry.

Also, Southern California Rental Housing Association held its first State Government Affairs Committee meeting and has reviewed the first batch of housingrelated legislation introduced this year. In the coming months, we will be reporting on those bills and other issues.

• Proposes a plan to allow Caltrans airspace to be used for emergency shelters, expanding eligible locations for the use of this state land.

• Provides $25 for Supplemental Security Income advocacy.

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San Diego’s Unique Triumph: Gleanings from a New York Times Best Seller Terry Moore CCIM

Harvard’s Edward Glaeser contends that cities are our species’ greatest invention. His readable volume explains why cities make us richer, smarter, greener, healthier, and happier.

His book is Triumph of the City.

Several of its major points highlight special strengths of San Diego.

First, take a look at some of what the research has revealed. Second, learn why San Diego exceeds many other metropolitan areas.

First, consider 10 major themes: • City’s greatest benet comes from the ability to produce new thinking, to magnify our capacity. Humans are social species that excel in producing things together. Cities enable collaboration.

• Urban workers earn 30 percent more than non-metropolitan workers.

• Americans in cities above two million are 50 percent more productive than people in smaller areas.

• Cities make it easier to nd a spouse.

• Cities are greener than suburbs.

• Transportation technology shapes cities.

• Metro areas promote chance meetings of smart people and accidental insights.

• Cities attract poor folks because it is their best chance to escape poverty.

Metro areas enable poor kids to become rich. Rural poor lack that opportunity.

• 22 metros generate the majority of US income. Glaeser argues that art, business, education, nance, and science all advanced further faster in cities than in rural settings.

Second, examine 9 characteristics which especially benet San Diego.

• Cities thrive when they have many small rms and skilled workers. San Diego has a higher percentage of smaller rms than most other US metros. Our smaller rms mean there is more competition. Just as runners run faster when the competition is near, it also encourages marketplace performance. Big rms and unskilled workers do not fare well. Our economic diversity is more robust than manufacturing monocultures, like Detroit.

• Young people bring energy and dynamism to communities. We have the third highest percentage of millennials. When their population share increases one more percent, San Diego will pass Austin and became the metro with the highest percentage of millenials. Related to our competitive advantage, young adults in particular work longer when they know a competitor is near.

• Cities have long created intellectual explosions, in which one smart idea generates others. The Bay Area has their “Pay Pal Maa”, serial entrepreneurs who have generated scores of business successes. UCSD is our bio-tech catalyst.

• Successful cities attract smart entrepreneurial people. Bright students and affluent vacationers want

to stay in, or move to, San Diego.

• San Diego is America’s greenest city.

It has 20 percent of the per capita energy footprint of China’s industrial city of Daquing, their oil capital.

• Educated people move for quality of life. San Diego is more attractive than other desirable areas; warmer than Boston winters and cooler than Austin summers.

• Education is the second most important predictor of urban growth.

The greater percentage of college educated people, the higher the average income. We export education to world.

• Most successful cities connect continents. Open cities can’t exist in closed nations. Immigration is crucial to urban success. San Diego borders Mexico and is a gateway to the Pacic Rim. • Diversity, education and immigration promote astounding economic growth.

City Heights is a nationally recognized example of rst generation Americans becoming drivers of economic success.

Triumph of the City devotes 25% of its content to documenting its claims.

Glaeser touches on many other aspects regarding cities, including arguing that the suburban ecologists have it backwards. He shows how NIMBYs block local development and, in effect, push growth into Houston, Las Vegas and Phoenix, cities with higher energy and ecological costs. If these 700 words whet your appetite, invest a few hours in the full volume.

Alternately if you want to know which zip codes can provide superior opportunities, contact me.

Terry Moore, CCIM is an intellectual scout for his clients. He’ll read 50 non-ction books this year to help his clients make the most important nancial choice of their next decade. He is part owner of Apartment Consultants Inc. He is among the county’s most active income property brokers. Reach him at 619-889-1031, tmoore1031@gmail.com or SanDiegoApartmentBroker.com

February 2019 RentalOwner | 23

24 | RentalOwner February 2019

Questions and Answers By: Todd A. Brisco, Esq. Q. A tenant has been living there since before I purchased the building. As long as I have owned the building the tenant’s truck is parked his designated parking spot. Recently due to the strong winds, a branch from a tree on the property broke and damaged his truck. Now the tenant wants me to pay for his damages due to that branch that fell on his car.

A. If there is no negligence on your part, you do not have any liability for the truck’s damage. Your tenant should file a claim with his renters or vehicle insurance for the damages. In order for you

to be liable, you must have been negligent in the care of the tree.

From the facts presented, a strong wind by and in of itself does not create liability.

Q. What are the differences between Named Insured vs. Additional Insured vs.

Additional Interest – Is there a difference?

A. First and foremost, “Additional Insured”, “Additional Interest”, “Mortgagee”, “Loss Payee”, and “Named Insured” do not mean the same thing.

ADDITIONAL INSURED - An

“Additional Insured” is a party listed on an insurance policy that has some type of liability interest in the property. The “Additional Insured” has absolutely no right or authority to make any policy changes or to cancel the policy.

Also, contrary to popular belief, an “Additional Insured” is ONLY afforded liability protection under the liability portion of the policy and there is no coverage whatsoever for physical losses resulting from such things as vandalism, theft, fire, wind and hail and similar perils. If there was litigation involving the property or its use and the “Additional Insured” was named in the suit for February 2019 RentalOwner | 25

any reason, the policy provides liability protection for legal and defense costs for the “Additional Insured” and the insurance company issuing the coverage would have a ‘duty to defend’ any and all “Additional Insured parties” listed in the policy.

NAMED INSURED - The term “Named Insured” refers to the owner of the insurance policy and it is the party listed on the Declaration’s Page. The “Named Insured” is the only party that has authority to make any policy changes, file claims, receive refunds and claim payments, cancel the policy, or make any other such modifications.

ADDITIONAL INTEREST - An “Additional Interest” is nothing like the “Additional Insured” though they sound similar. An “Additional Interest” is a party listed in an insurance policy that has an “interest” in being notified whenever a policy cancels or has a major change made to it. In other words, this party is simply being made aware of the change

26 | RentalOwner February 2019

– nothing else. No coverage whatsoever is afforded to an Additional Interest.

Q. I was hoping you could help with a question I have from a resident. She is being stalked and harassed by her ex and has been for quite a while. She has had a restraining order on him also. She had said that there is some sort of law that says she can get out of her lease early to move away since he has found her again. They recently went to court for custody and she is worried he will retaliate. Is there any such law or anything to help her? Our lease says she can if she has a protective order within 180 or a police report.

She said California law says there is no time period. Can you clear this up for us? Thank you!

A. Yes, California Civil Code Section 1946.7 allows victim of domestic violence, sexual assault, human trafficking, stalking, elder abuse, and dependent adult abuse to terminate their lease early and without penalty. The resident

must obtain a 1) document such as a Temporary Restraining Order, police report or a declaration from a professional describing the resident is a victim and 2) written 14-day notice terminating the tenancy. Upon receipt of those two documents, the victim is rent responsible for 14 days and may terminate the lease without penalty.

Q. For our residents that are month to month, when we do an increase, can we give a 30-day notice or do we have to give 60?

Does the amount of the increase matter?

A. If the rent increase is 10% or less, you must serve a 30-day notice. If the rent increase is more than 10% (cumulative of all rent increases within the last 12 months), the notice of increase must be 60 days.

The answers to the above questions are general in nature. Each case has specific facts that may result in a different answer. Please consult an attorney if you need specific legal advice. Todd Brisco is an attorney who handles landlord tenant matters on behalf of landlords throughout California. His telephone number is 714-634-2814 and address is 2200 W Orangewood Ave Suite 250, Orange Ca 92868. If you have any questions please forward them to SCRHA or Todd.

February 2019 RentalOwner | 27

Key Take-Aways From SDEA’s 2019

Employment Law Update

One of the best ways for employers to kick off the new year is by attending San Diego Employers Association’s (SDEA) Annual Employment Law Update. This year, SDEA brought together three of San Diego’s top employment law attorneys - Chris Olmsted with Ogletree Deakins, Rich Paul with Paul, Plevin, Sullivan & Connaughton and Lonny Zilberman with Wilson Turner Kosmo – who presented the latest laws, cases, and lessons of relevance for employers in San Diego. For those who were unable to attend, we’ve put together a handy recap of the key take-aways every employer needs to know in 2019.

In the California Legislature, 2018 was a year for sweeping changes impacting small and large employers alike regarding 28 | RentalOwner February 2019

sexual harassment prevention.

Changes to mandatory harassment prevention training, confidentiality of settlement agreements, privileged communications, and multiple changes to the Fair Employment and Housing Act (FEHA) related to sexual harassment and harassment prevention.

Starting with SB 1343, the mandatory training requirements for harassment prevention training have expanded. Prior to 2019, employers of 50 or more employees were required to provide two hours of Harassment Prevention training to supervisors every other year. The Legislature changed the mandatory training beginning January 1, 2019. Under SB 1343, employers of 5 or more workers must provide sexual harassment prevention training to

all employees by January 1, 2020.

Supervisory employees must receive at least 2 hours of training every other year based upon the required topics mandated by the state. Non-supervisory employees must now receive at least one hour of sexual harassment prevention training every other year as well.

The Legislature directed the Department of Fair Employment and Housing to provide training, but that has yet to appear in anything but draft form.

Newly hired nonsupervisory and supervisory employees must receive training within 31 days of starting employment. Newly promoted supervisors must receive training within 6 months of being promoted. SDEA has a number of supervisory and nonsupervisory trainings scheduled to assist businesses comply with

the new requirements. SDEA also provides on-site, semi-custom training if desired; contact SDEA for on-site pricing and availability.

With the pervasive impact of the #MeToo movement, many employers provided training to all managers and employees in 2018, before the mandate began.

The state has provided conflicting answers regarding whether 2018 training can be used to meet the deadline of 1/1/2020. The DFEH’s FAQs say that only training provided after the mandate will “count” towards compliance. The law itself is “silent” in this regard.

Additional Legislating changes the attorneys addressed include the following: SB 1300 – Extensive amendments to Fair Employment and Housing Act related to Sexual Harassment: • Legislature declares: Harassment claims are “rarely amenable” to summary judgement; • Legislature better defines “Hostile Work Environment” as disruptions to “emotional tranquility” rather than simply lost productivity;

• “Rough work environment” is not a defense against claims of harassment or hostile workplace; • Encourages, but does not require, training to assist bystanders in reporting incidents; and, • Expanded personal liability as a separate offense related to parties who retaliate against those involved in a claim of harassment or hostile workplace.

AB 1309 – Contracts and Settlement Agreements: Sexual harassment reporting prohibitions and nondisclosure agreements related to sexual harassment in other employment agreements and contracts are now prohibited. Agreements silencing employees are no longer permissible. While behavior may no longer be “shielded” or “gagged,” any settlement amount does not need to be disclosed.

AB 2770 – Privileged Communication: This law was enacted to protect certain parties from defamation lawsuits by alleged harassers.

Specifically, protected parties include complainants, witnesses and employers and written statements they may create or keep as privileged information and documents.

SB 1123 – Paid Family Leave: Under the existing law, there is a state wage replacement benefit for workers who take time off to care for a seriously ill family member or to bond with a child within one year of birth.

The new law related to Paid Family Leave which takes effect on January 1, 2021, includes time off to active military duty of individual’s spouse, domestic partner, or child.

AB 2282 – Salary History and Equal Pay: This was an amendment clarifying an earlier law prohibiting salary history inquiries and requiring employers to provide a “pay scale” to applicants upon request. This clarified who is an applicant, what is a pay scale and when does an employer need to disclose that pay scale. An applicant is an external

• Prohibits non-disclosure agreements of illegal workplace activity; contracts or agreements with these clauses are entirely void, not simply the clause in question; • A single incident may be severe enough to claim sexual harassment or hostile workplace; • Revisited “stray remarks” as potentially relevant evidence of harassment or discrimination;

February 2019 RentalOwner | 29 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

party seeking employment, not an internal applicant. A pay scale is the salary or wage range for a position. The pay scale request need only be provided only following an initial interview with the company. Also, this law clarified that employers may ask for desired salary or salary expectations on an application, in an interview, etc.

SB 826 – Board of Directors: This law requires that certain publicly held companies headquartered in California have at least one female Board member

by December 31, 2019. The penalty for failure to file Board Information starts at $100,000.

AB 1976 – Lactation Accommodation: This law specifically codifies that lactation accommodations must be provided somewhere other than a rest room, and in close proximity

to an employee’s work area.

Temporary locations are allowed under certain conditions.

SB 1412 – Criminal History: In another amendment to a recently passed law, the Legislature clarified that inquiries into expunged/sealed convictions are only permitted for certain types of convictions. The existing law allowed certain inquiries, but sealed or expunged convictions are generally not allowed, with stringent exceptions.

AB 1565 – Direct Contractor Liability: Yet another amendment to recent legislation holding contractors financially responsible for nonpayment of wages to the employees of subcontractors. This law explains when and what may be withheld by a contractor in this regard, and also that contractors are excluded from the fines,

Minimum Wage: For those covered by the City of San Diego’s Minimum Wage ordinance, minimum wage increased to $12/hour effective 1/1/2019. New Minimum Wage postings are also available at the San Diego Treasurer’s site.

For those in California but not subject to any other local or county minimum wage ordinances, the statewide California minimum hourly wage for 2019 is $12/hour for employers of 26 or more employees; $11/ hour for employers of 25 or fewer employees. Minimum exempt salary remains at two times the applicable statewide rate based upon number of employees (headcount, not full-time equivalent.) For employers of 26 or more employees, the minimum exempt salary is $49,920/year, effective 1/1/2019. For employers of 25 or fewer employees, the minimum exempt salary is $45,760, effective 1/1/2019.

Discrimination: Rich Paul highlighted a case when a non-applicant sued for discrimination after being told no openings existed to fit her qualifications. Employers can be sued for discrimination by someone who never applied for a job, if the employer lies about the existence of an opening.

Employers need to be forthcoming with applications about whether a position is open or not.

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penalties and interest that may be incurred by a subcontractor.

Wage and Hour Issues -Independent Contractors: Before a ruling in the spring of 2018, there were a number of tests

to determine accurately classified Independent Contractors. The California Supreme Court has mandated usage of the “ABC” Test for determining properly classified Independent Contractors. The independent contractor must meet all three criteria to be classified correctly. If not, that worker is your employee!

The “ABC Test” includes: A. The worker is free from the control and direction of the hirer regarding the performance of their work B. The worker performs tasks that are outside the usual course of the hiring party’s business C. The worker is engaged in an independently established trade, occupation or business of the same nature as the work performed for the hiring business This is significant due to the large number of differences in employing Independent Contractors rather than employees. If a worker is found to be misclassified, the hiring company and the worker may be held liable for unpaid wages, unpaid taxes, meal and rest period violations, non-compliant wage statements and record keeping, and attorney’s fees.

Regarding the high cost of lawsuits for employers, it is important for employers to be sure that they are gathering and documenting information before the termination decision is made. It is also important that a thorough and unbiased investigation is conducted, when necessary.

Employers need to think through the reason they gave the employee for termination, and be sure they are consistently enforcing policies and procedures across all areas of the company.

Best Practices for a Healthy Workplace: Employers are advised to follow the “Golden Rule” of setting an example and modeling the type of behavior they want to see more of, to their employees. It is important to intervene early and be diligent in listening to complaints and concerns without “punishing the messenger.” Always be sure to document interactions and be attentive when an employee brings up a concern, regardless of your personal thoughts

or opinions on its validity.

Remember, complaints brought by an employee “in good faith” are protected against retaliation by the employer or coworkers as noted in some of the updated laws. It is the responsibility of the employer to process and further investigate complaints in a timely and fair manner, approaching situations with a proactive and solution-oriented mindset for the benefit of those involved as well as the company as a whole.

San Diego Employers Association is an HR consulting and professional development training organization serving San Diego businesses.

To learn more about SDEA’s membership, programs, and services, including classes which meet the new requirement for Harassment Prevention Training, visit www. sdeahr.org. To receive SDEA’s weekly newsletter with the latest HR news and information, email info@sdeahr. org, call 858-505-0024, or visit www. sdeahr.org.

To minimize risk, it is recommended companies structure working relationships to minimize potential claims, work with vendors that have a business tax ID number, have identification clauses, and ensure consistency.

Under the ABC test, it would be nearly impossible to lawfully retain a former employee on a consultant basis.

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How Will California’s New Balcony Inspection Law Impact You?

“It was like pulled pork,“ said Ted Bumgardner, founder and chairman of Xpera Group. He was referring to the failed structural framing of a collapsed balcony deck at an apartment building in Berkeley California, which sadly resulted in the deaths of six young adult students traveling abroad from Ireland.

By: Brian L. Hill, Xpera Group

the supporting wood framing until the point of failure.

“Brian, the most troubling thing about it was that there wasn’t even any staining,“ Ted told Ted was one of a select group me following his visit. What he of construction experts invited was alluding to was the fact that to inspect the remnants of the there was no visible evidence balcony deck following the tragic on the exterior prior to the accident in 2015. After extensive accident to suggest that failure investigation, it was determined was eminent. Ted and I have each by state building officials that the been involved in investigating failure of the deck in Berkeley hundreds of balconies over the was the result of water trapped years at numerous projects, and within the concealed framing the consensus in the industry has components of the building. Over always been that unless there is time, that moisture continued to staining or some other evidence weaken the structural integrity of on the outside of the balcony deck,

there isn’t likely to be significant damage on the inside.

What happened in Berkeley changed everything.

It impacted how balconies and other exterior elevated elements are to be designed and constructed, as well as changing the industry’s assumptions regarding how they should be evaluated.

At the beginning of 2017, emergency building code standards affecting how decks are constructed were issued by the state. This past September, Governor Brown signed Senate Bill 721 into law requiring the inspection of elevated exterior elements including balconies and landings of multifamily residential February 2019 RentalOwner | 33

buildings with three or more units.* Recognizing that visual inspection of the exterior of a balcony assembly is insufficient, the law requires that concealed wood framing members be inspected.

There was fair amount of objection to the legislation from various parties complaining about the potential cost that such inspections would require.

That’s because typically, to expose concealed framing members at an exterior elevated element it would require what we call destructive testing, in which portions of the stucco or other cladding materials on the underside of the deck or landing are removed for inspection and then replaced once complete. The cost for doing such inspections can easily eclipse several thousand dollars per location. According to the new

law at least 15% of each type of exterior elevated elements must be inspected, so the cost could become extraordinary.

As the law was moving its way through the Senate and as the language became more refined, some industry experts recognized that there would be a need for a lower cost option for inspecting balconies effectively. One such method allows qualified inspectors to quickly screen properties for potential water intrusion into concealed framing spaces without the need for extensive removal and patching of finish materials.

If that screening process identifies that there is no evidence of water intrusion, the property owner then has a report in their hands that demonstrates compliance with the new laws and exempting them from further inspection at that property for another six Bad Odors Costing years. If, on the other hand, You Rental Income? the screening process reveals locations where there may be possible water intrusion, the owner saves significant money by focusing the destructive testing only on Superior Results In Odor Removal those locations likely to Don't Let Smell Deter Qualified Renters! exhibit water NonScents Pro provides the most advanced, safe intrusion. That’s and environmentally friendly odor removal and an important odor control services throughout San Diego County. consideration Call today for a free consultation on your odor challenge. because time is 858-291-0132 of the essence when it comes to

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34 | RentalOwner February 2019

repairs.

Under the new law, if there is evidence of compromised structural integrity, the building owner must take immediate action to remediate the problem including obtaining permits within 120 days and completing repairs within 120 days of receiving the permit. Once any and all repairs are complete the independent inspector’s final report will provide the owners and other stakeholders with the peace of mind that the property’s balconies and other elevated exterior elements are safe for their intended usage. Follow up inspections are required every six years.

As with all new rules and regulations, there will likely be a period of adjustment. Enforcement of the new requirements will be the domain of local building and planning departments, opening the door for unique requirements at each jurisdiction. While there will be expense incurred for conducting the inspections, those costs are nothing compared the costs due to repair, injury or death in a now-preventable collapse of an improperly maintained elevated exterior element.

As a construction consultant at Xpera Group, Brian L. Hill draws on over 20 years of experience helping clients understand complex building performance issues.

Xpera Group has been studying balcony construction and maintenance for several years and was involved in the documentation of the balcony inspection legislation. He can be reached via email at bhilll@xperagroup. com, or by phone at 858-436-7770. * - Note: This law does not apply to common interest developments, or condominiums.

Apartments as Investment

Š Elnur | Dreamstime.com

Perseverance, Durability makes Shelter

By Eric Domeier, AIA Investing in apartments is not for the faint of heart. But apartments might be a very good option for the long-term investor interested in a stable place to park their money. With good management and proper decision making an investment in apartments can be lucrative.

There are five areas of costs related to new apartment development: site acquisition; design and planning; permitting fees; construction; and financing.

Developing a new apartment begins with identifying and acquiring the right property.

Each neighborhood has variations to the allowances for maximum dwelling units and square footage.

Finding a property whose zoning fits the number of intended

apartment units is easily done with the help of an architect or real estate agent. Higher density zones require less land to accommodate a greater number of units, but may also be more expensive. A common misstep at this juncture is to identify a site whose zoning will not accommodate the project goals.

An example of this is the attempt to develop a 12-unit project on a site that allows only 6-units. The City would require discretionary permit review which is timeconsuming, administratively expensive, and have equal chances for success or failure.

Once a site is acquired the designers get to work. A good design team understands and delivers the investor’s project goals. The building should be

designed for durability, function and aesthetic appeal. A standard wood-frame structure with common exterior assemblies keeps cost down. Tenants desire privacy and an expression of individuality in their units. Quality design and planning will reduce inter-unit sound transmission, have appropriate views from the interior, and provide unique and customizable unit entries.

Selection of durable interior finishes increases the perceived value of the property as well as reduces long-term maintenance costs. As a rule, satisfied tenants stay longer, are more consistent in paying rent, and treat the property better.

Permitting fees and application processing times in San Diego County can be shocking to those February 2019 RentalOwner | 35

who have not previously built here. Once a schematic design is completed the City can review the project and provide an estimate for both.

coastal and downtown San Diego communities.

The survey also illuminates important data about occupancy trends. Currently vacancy rates Construction costs are tied to average 4.3% countywide. The design. These costs are also tied rate for studios was 2.2%, one- and to the quality of contractor. A two-bedroom units were 4.4%, quality builder will execute the and three-bedrooms at 4.3%. A project efficiently with organized prudent apartment complex will scheduling and record keeping. have a mix of apartment types They will manage risk by requiring to accommodate the breadth of solid relationships, contracts, the market. Each submarket has and insurance from all their unique vacancy rates and should subcontractors. be researched for specific projects.

Investors who interject too much authority into the contractor’s realm may suffer in the long run. Assuming the contractor has agreed to meet the investor’s goals, the investor should allow the contractor to hire subcontractors at will and run the job in the manner they are familiar. Nonetheless, the developer should keep a close eye on scheduling, contracts buy-outs and change orders to ensure a timely and on-budget completion.

Value engineering durability out of a project may result in premature failure or construction defects. The most expensive avenue a project can take is the road to construction-defect litigation. This should be avoided if at all possible unless under the direst of circumstances.

With the project built and units occupied, the slow work of equity building begins. Average apartment rates around the county were between $1.85 and $2.38 per square foot, based on SCRHA 2018 Fall Survey of Vacancy and Rental Rates*. Price per square foot were higher in the 36 | RentalOwner February 2019

breaking even in year-one with increasing revenue thereafter. The more substantial return on this investment occurs through real estate appreciation.

There are a few exit ramps from this investment plan also, and those include selling to a new investor or converting the property to condominiums.

Developer beware though, condo-conversions are fraught with liability that can follow the original developer team for an additional ten years.

Good maintenance is absolutely necessary to preserve the investment of an apartment building. A deferred maintenance allowance will provide a cash reserve for future needs. Monthly maintenance includes landscaping and cleaning of common areas.

Bi-annual maintenance will include exterior painting and sealant repairs. A typical fiveyear maintenance program will include moderate roof work, door adjustments, equipment inspection, and duct cleaning. The ten-year program will include concrete flatwork replacement, paving and waterproofing repairs at exterior decks, and door weather-stripping replacement.

Avoid building with any horizontal weather-exposed wood surfaces as these will deteriorate rapidly.

A final note regarding this article, use common sense when relying on the data discussed and shown. References to financing, accounting and tax law should be discussed with the appropriate qualified professionals. Project conditions vary widely so hire good professionals and do the homework.

Returns on investment do not come readily through rental revenue alone. The exemplar project illustrated in the tables show a month-to-month cash-flow loss for the first 15-years. But with the IRS property depreciation tax credit, the project can quickly move into the black. Preliminary analysis illustrates the project

Eric Domeier is an AIA architect with 17 years' experience as a designer, consultant, and expert witness. He currently lives and operates from North Park, San Diego.

Apartments are a necessary element of our community. They provide housing for an important segment of the economy and provide an investment opportunity for those with the perseverance. *Please login to your account at www.socalrha.org to access the 2018 Fall Survey of Vacancy and Rental Rates.

CELEBRATING

1942 Cotton Ritchie Corporation 1943 Phillip Pierce 1943 Warren Nichols 1945 Edith Martin 1949 Mary Kraft 1950 Hitching Post Motels, Inc. 1950 Joseph and Helen Harris 1950 S. A. Mikalson 1951 Edwina & W. R. Goddard 1951 Whalen Properties 1952 Edward Tristram Co. 1953 Marjorie Denzin 1953 TMT Properties 1954 Jack Zolezzi 1957 Associated Investors & Developers 1961 Julia Marine 1961 Nelson M. Millsberg 1963 GTF Properties 1963 Lee Rens Realty 1964 Dan Baker 1964 G. Wesley Harker 1964 James and Berta Darr Trust 1964 John E. Ruden 1965 Donna Webber 1965 John Belanich 1966 Creaser & Warwick, Inc. 1966 David Handler 1966 Don Burkhart 1966 Edwin Austin 1966 Joseph and Lois Ramsey 1966 The Kevane Company, Inc. 1968 Anthony and Elinor van den Akker 1968 Bettie Vasey 1972 RG Investment Real Estate Services Inc.

an ANNIVERSARY this Month

10+ years of membership

1976 Caesar Oriol 1976 Fred and Shirley Salzer 1977 Barbara Stewart 1977 Carl & Barbara Dubois 1977 Terry Luallin 1981 Kenneth Rundlett 1982 Laurence and Carolyn Kaiser 1985 Errol Tonsky 1985 Gregory Robinson 1988 Richard Hancock 1989 Capital Growth Properties, Inc. 1989 Bay Pacific Enterprises 1989 Sierra Mar Properties LLC 1990 Maryann Tarantino 1990 Terry Moore, CCIM, Inc. 1991 Jerry Conway 1992 IHA Partnership 1993 Jeffrey Malik 1994 William and Margot Wolfe 1995 Al Smithson 1995 George and Celida Haddad 1995 Malcolm Longley 1996 Sunview Properties 1996 The Terraces Apartments at Escondido 1997 Nancy Mullins 1997 Grinnell Enterprises 1998 Brothers II 1999 Wilma H. Healey 1999 Yvonne Coover-Stone 2000 Expressions Home Gallery 2000 M. C. Contracting Service 2000 Ronald Krueger 2001 Kelly Ann Schneider 2002 Alliance Environmental Group, Inc.

2002 RJW Properties, Inc. 2003 Laura Sperry 2003 Wakeland Housing & Development 2004 American Technologies Inc. 2004 David Olson 2004 John O'Neil 2004 Law Offices of Andrew C. Laubach 2004 Muraoka Enterprises Inc. 2004 People Helping Others Prop. Mgmt.

2006 Choice Properties / Point Loma Real Estate 2006 ENG Properties 2006 Walz Properties| Fortuna Investment Group 2007 Elizabeth Dammassa-Uglik 2007 Mark Marshall 2007 REC Properties| Peñasquitos Point Apts.

2008 Debra Luckey, Owner 2008 FitzSimons| Roman Trust 2008 James W. Evans 2008 Reuel Olin 2009 Araz Yacoubian 2009 Dennis & Tina Daneri 2009 Dynamix Painting, Inc. 2009 Go-Staff, Inc. 2009 Jill Giraud 2009 Mira Bella Apartments | Simpson

Property Group 2009 Palm Avenue Properties 2009 Sherry Bird

© Viktoriia Yatskina | Dreamstime

Southern California Rental Housing Association Welcomes Our New 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. Tarkett ResMan Marjan Stone February 2019 RentalOwner | 37

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

Title Sponsor

Lights, Camera, Expo! Now Presenting...

2019 Education Conference & Expo April 30, 2019

San Diego Convention Center, Halls F & G Exhibit Hall Open

9:00 a.m.-4:00 p.m.

Maintenance Mania

Grand Prize Drawings

1:00 p.m.

11:50 a.m. & 3:50 p.m.

New Start Time!

Pre-Registration for Members: $5.00 | Pre-Registration for Non-Members: $25.00 Register Before Monday, April, 22, 2019 for Pre-Registration Savings

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

Visit bit.ly/edconexpo or email events@socalrha.org for details.

#lightscameraexpo 38 | RentalOwner February 2019

Education Events & 2019

FEBRUARY

MARCH

February 20 | 9:30 a.m.-11:30 a.m.

All Supplier Council Southern California Rental Housing Association

March 7 Maintenance Mania Boot Camp HD Supply Facilities Maintenance, Santee

The Supplier All Council Meeting offers you the opportunity to share your experience, knowledge, and best practices with colleagues in the rental housing industry.

The Boot Camp will be held at HD Supply Facilities Maintenance in Santee. This event includes lunch and a preview of April’s BIG competition. All entrants who complete registration for the Maintenance Mania competition by March 4, 2019, will automatically be registered for the FREE Boot Camp.

February 21 | 9:00 a.m.-4:00 p.m.

Fair Housing: Two-Part Series Southern California Rental Housing Association Fair Housing is the most complex, serious, and costly issue for the rental industry today. Every person on your staff has personal liability in a complaint and can subject his or her supervisors, the management company, and the owner to potentially devastating settlements and fines. Register to and attend and learn valuable risk-management tips.

Full Series: $70.00 Members | $100 Non-Members Half Series: $45.00 Members | $65.00 Non-Members February 26 | San Diego Source of Income Ordinance Training Southern California Rental Housing Association

FREE with Maintenance Mania Registration March 26 | 9:00 a.m.-12:00 p.m.

Tips & Tricks of Property Management Southern California Rental Housing Association Learn about the industry's most common mistakes and what you can do for a better business practice. Patti Widget, Education Director for FastEvict.com Law Group will share her most commonly used property management tips and tricks to help protect your rental investment.

Registration is open to members only.

Free for Owner Members | Property Managers $35.00

Learn about the City of San Diego’s Source of Income Discrimination Ordinance and what it means for you.

Free for Members | $25.00 Non-Members

Reserve your seat at socalrha.org!

calendar

February 2019 RentalOwner | 39

Source of Income Discrimination Ordinance in San Diego Tuesday, February 26, 2019

Tuesday, February 26, 2019 10:00 a.m.-11:30 a.m.

Last summer, the San Diego City Council voted to make discrimination in rental housing based on a tenant’s source of income illegal.

SCRHA Office 5675 Ruffin Road, Ste. 310 San Diego, CA 92123

Source of income is defined to include rental assistance from any federal, state, local, or nonprofit-administered benefit or subsidy program, or any financial aid from any rental assistance program, homeless assistance program, security deposit assistance program, or housing subsidy program.

Price FREE for SCRHA Members All Others: $25 Led by Branden G. Butler, Senior Attorney, Fair Housing Center of The Legal Aid Society of San Diego, Inc.

Join us on Tuesday, February 26, to learn more about the City of San Diego’s Source of Income Discrimination Ordinance and what it means for property owners and managers.

The training course will include: • Intent of the ordinance • Basic provisions of the ordinance • Do’s and don’ts • Basics of accepting Section 8 and the screening process

Contact us to learn about sponsorship opportunities.

Education@socalrha.org│ Phone (858) 278-8070 x220│ Fax (858) 278-8071 Register online at www.sdcaa.com or fax form below to (858) 278-8071.

Name:

Payment type:  AMEX  Discover  MC  Visa

Company/Member #:

Card #:

Address:

Name on Card:

City:

State:

Zip:

Exp Mo:

Exp Yr:

Sec Code:

Signature: *Cancellation Policy: Cancellations only accepted in writing. Refunds will be granted if received at least 72 hours prior to the seminar minus a $10 cancellation fee. Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

40 | RentalOwner February 2019

Tips & Tricks of Property Management

Tuesday, March 26, 2019 9:00 a.m.-12:00 p.m.

Tuesday, March 26, 2019

SCRHA Office 5675 Ruffin Road, Ste. 310 San Diego, CA 92123

We need residents to keep our investment properties profitable. Gain insights on how to maintain a good relationship with your resident and other tips on how to keep things running smoothly.

Price: FREE for Owner Members All Others: $35

Not only will you learn a better approach to difficult situations, you'll also learn how owners and managers fuel bad tendencies in residents and what you can do differently.

Class Led by Patti Widget Director of Education

Needs to be replaced

This class is led by Patti Widget, Education Director for Fast Evict.com Law Group. She has 22 years’ experience as a regional property manager. Patti teaches several training classes, is a key note speaker at multiple trade shows, and has published articles for various apartment associations.

info@socalrha.org│ Phone (858) 278-8070 x220│ Fax (858) 278-8071 Register online at www.socalrha.org or fax form below to (858) 278-8071.

Name:

Payment type:  AMEX  Discover  MC 

Visa Company/Member #:

Card #:

Address:

Name on Card:

City:

State:

Zip:

Exp Mo:

Exp Yr:

Sec Code:

Signature: *Cancellation Policy: Cancellations only accepted in writing. Refunds will be granted if received at least 72 hours prior to the seminar minus a $10 cancellation fee. Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

February 2019 RentalOwner | 41

Maintenance Mania Boot Camp Thursday, March 7, 2019

Deadline to register is March 4, 2019.

Get a jump on the competition during the Maintenance Mania Boot Camp! The Boot Camp will be held at HD Supply Facilities Maintenance in Santee. This event includes lunch and a preview of April’s BIG competition.

All entrants who complete registration for the Maintenance Mania competition by March 4, 2019, will automatically be registered for the FREE Boot Camp. Space is limited, so register today!

Registration Details: • Entrance fee for competition is due at registration.

• Registration is limited to 15 individuals per company until March 4, 2019. Email events@socalrha.org to place additional names on the waitlist.

• No limitations per company AFTER March 4, 2019.

Entrants will be registered on a first-come, first-served basis. All entrants will receive a detailed packet for completion and submission upon completing initial registration.

April 30, 2019 – Maintenance Mania Competition Maintenance Mania Prizes: First Place OVERALL WINNER may qualify as the regional winner and is eligible to attend and compete in the National Maintenance Mania Competition at the NAA Education Conference & EXPO in Denver, Colorado. Second and third place winners will receive prizes from Southern California Rental Housing Association.

Register online at bit.ly/edconexpo.

42 | RentalOwner February 2019

FREE Boot Camp Thursday, March 7, 2019 HD Supply Facilities Maintenance 101 Riverview Pkwy, Suite 101 Santee, CA 92071 Registration Opens 10:30 a.m.

Boot Camp 11:00 a.m.-2:30 p.m.

Maintenance Mania Competition Tuesday, April 30, 2019 Education Conference & EXPO San Diego Convention Center, Hall F & G Event Registration 11:00 a.m.

Competition 1:00 p.m.-3:30 p.m.

Registration Fee*: Members: $35** Non-Members: $45** *Includes Admission Ticket to EXPO **Add $5 for Faxed Registrations

Boost your knowledge, skills, and confidence!

Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers.

Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

• Comprehensive marketing plans

• Working with contractors and vendors

• Sales team management and product readiness

• Recruiting high-caliber employees

• Equitable treatment of current and potential residents

• Employee orientation and training

• Resident retention and maintaining a positive company image

• Employment regulations and record keeping

• Communicating with residents • Customer service and issue resolution • Enforcing company policy and complying with laws and regulations

• Employee evaluation • Analyzing the property’s financial operations and taking corrective actions for underperformance • Monitoring property performance to achieve the owner’s investment goals • Accounting principles and practices

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance accurately

• Service request process

Full Six-Day Series 3/27- 4/4 at Southern California Rental Housing Association 5675 Ruffin Road, Suite 310 | San Diego, CA 92123

Email questions to education@socalrha.org or register online at www.naahq.org/CAM

February 2019 RentalOwner | 43

44 | RentalOwner February 2019

SCRHA Partner

GREEK ISLES & ANCIENT ATHENS IN 2019 – April 22 - May 4, 2019 www.StewartTours.com

JOIN US IN 2019

GREEK ISLES & ANCIENT ATHENS Traveling Around The World Together, Come Along!

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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.

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, February 2019 RentalOwner | 45

delectable cuisine and a fascinating history rich with stories and legend.

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.

washed land enchant you as we explore the very birth place of western civilization together in Stewart Tours style!

Visit StewartTours.com or call 1.866.944.3036 for more information and bookings.

Very limited space, so don’t wait!

Come experience why Greece has drawn visitors to its shores for millennia, let this sparkling white-

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MARKETING YOUR PROPERTY This column highlights areas around town to assist you in marketing your properties and attract residents.

Neighborhood Spotlight

CARLSBAD

By Karen Trapane, FACS

In 1882, Captain John Frazier, settling on a homestead near the coast, dug three wells until finally, he struck water. After drinking the water for awhile, he discovered that it had curative powers on his chronic rheumatism (joint pain).

He began offering the mineral rich water to train passengers traveling between Los Angeles and San Diego. Near the train depot (then called Frazier's Station) he hung a huge sign that read, "Alight, drink and be happy."

Š Alan Crosthwaite - Dreamstime.com

History of Carlsbad First settled by the LuiseĹˆo Indians, Carlsbad was ruled by the Spanish until Mexico achieved independence from Spain in 1821.

While the history is rich in this "Village by the Sea", a nickname given to the area by locals, the story of water, the area's precious resource, and rich in minerals, is how Carlsbad got its name.

A German born merchant, Gerhard Schutte, wanted to settle on a land with "small farms and gracious homes". He bought Frazier's Station and promoted the mineral

water as an attraction. After receiving the results of chemical testing of the water, it proved to be almost identical to water from a world renowned spa in Karlsbad, Bohemia (known today as Karlovy February 2019 RentalOwner | 47

Vary, Czec Republic), Frazier's Station was renamed Carlsbad.

The mineral water is still available today both at the well alongside a giant statue of John Frazier, located on Coast Highway, as well as in grocery and convenience stores. It is believed by locals that those who drink it live longer, happier lives in the Village by the Sea. Popular Things to Do in Carlsbad If you aren't visiting to grab some mineral water, there are many things to do in Carlsbad. The city has vowed to keep 40% of the area as "open land" so there are many pristine areas for hiking, bird watching, and bike riding. Agua Hedionda (meaning stinky water) Lagoon, is where the jet ski was invented. You can rent all kinds of water vessels including stand up

paddle boards, jet skis and paddle boats. Or, you can bring your own and launch at one of a few, free spots. Batiquitos Lagoon is another pristine location for walking, bird watching and enjoying nature.

like standing in the midst of so much beauty. Take the family on a wagon ride or just walk through the site. It is truly spectacular.

They have event space, too, if you are in need.

Drive your RV or tents to South Carlsbad State Beach, where you can camp just above the beautiful Pacific Ocean. Then get on your bicycle and ride to several close by shops and restaurants. Other than the beautiful beaches of Carlsbad, with some awesome surf spots, Legoland, is a main attraction.

Carlsbad is home to "the fastest 5k in the world", the Carlsbad 5000.

Runners from all over the world visit to run this race. Even if you aren't a runner, this is a great event to watch (because it's fast!) and spend the day walking around town. A few times a year, Carlsbad features a "Village Fair" offering food, drink, entertainment and artisan goods. It's an easy train ride from almost any station in San Diego as well as from neighborhoods North of Carlsbad Village. In the Summer time, bring a picnic and attend the free Summer Concert Series featuring well known local bands at the city's finest parks.

For over 60 years, in the spring, the hillsides just off Palomar Airport Road, displays the most beautiful rows of Giant Tecolote Ranunculus flowers. You can visit the Carlsbad Flower Fields and view 50 acres of vividly colored flowers. Even though you have seen photos, there is nothing quite

Helping You Make the Most Important Financial Choice of your Next Decade You’ve built your wealth over a life time.

Select wise counsel to shepherd it.

What is your property worth?

Is your equity working hard or hardily working? If you have not seriously evaluated your equity position in the five years, then it is time to check it out.

When do other types of income property makes sense?

How can you ensure that you obtain best value with you equity?

Use Terry’s expertise to answer these important questions.

619-889-1031 tmoore1031@gmail.com or SanDiegoApartmentBroker.com 48 | RentalOwner February 2019

Carlsbadians love their locally owned and operated coffee shops.

Whether visiting good friends, writing a journal entry or a novel, reading the latest best seller or just hanging out, it is common to see the Ugg Boot wearing natives enjoying the day in one of them.

In the village there are many excellent choices. Vinaka has been around for decades and still serves ice cream as well as coffee shop favorites. CafĂŠ Elysa offers fire pits to sit around and share stories while enjoying some of the best pastries in town. Boba serves not only coffee, tea and food, but also beer and wine.

With a growing population of young professionals (Carlsbad is one of the fastest growing tech cities in California) you will find them at one of the many microbreweries in town.

What I love about Carlsbad I love that every day in this city feels like a vacation because you can walk on or along the beach and sit outside to eat, listen to music, drink coffee or have a

Š Sherryvsmith - Dreamstime.com

Where the locals hang out You will find locals hanging out at the beaches. This is a beach community and they take full advantage of the year round access (263 sunny days per year on average). Teens like to meet at Tower 36, or Tower 37 at Carlsbad State Beach, but the surfers find the waves wherever they can, like at South Ponto Beach. There's a boardwalk from the village to just past the largest desalination plant in the western hemisphere. While visiting the village, you will see many locals at restaurants, surf shops and just walking around like tourists.

beer. The fact that Carlsbad has committed to preserving 40% of its land for open space is not only honorable, but will maintain that small town feel.

There is always something to do here. Whether you like to bike, hike, walk, run or just sit on the beach, you can be outdoors most of the year.

Living in Carlsbad Carlsbad is a white collar city.

91.1% of the workforce is employed in white collar jobs, way above the national average.

Neighborhood Scout reports that about 12% of the workforce works from home, and as a fraction of the workforce, is among the highest in the country. The City of Carlsbad reports that the key industries in the fast growing city, are action sports (golf, surf, cycling), life sciences (279 patents were issues in Carlsbad in 2017 alone), clean technology, and one of the fastest growing of them all is information communication and technology (software and video game design, cyber security, satellites and robotics). And, they report, that emerging industries are tourism, medical devices and robotics.

The Carlsbad Chamber of Commerce published a list of the top employers in Carlsbad with Viasat topping the chart.

Rounding out the top five employers are Thermofisher Scientific, Legoland, Carlsbad Unified School District and Omni Resort and Spa. Rent Jungle reports that the average price for renting an apartment in Carlsbad is $2,066, down 3.19% from last year.

Summary Carlsbad is rich in history and was named for the mineral rich water still available today at the old Frazier's Station well. You will find the locals hanging out, mostly outside, walking, hiking, biking, surfing, enjoying the over 200 days of sun available here. 40% of the land has been preserved so nature is always just a short bike ride or a walk away. It is a white collar city with tourism, action sports and life sciences being among the key and fastest growing industries. To learn more about Carlsbad, please visit the Carlsbad City website at www.carlsbad.ca.gov.

February 2019 RentalOwner | 49

50 | RentalOwner February 2019

PROPERTY MANAGERS

Directory

# 5150 Baltimore Dr at the Crossroads........ ..............................................(858) 793-8899 7 & G | Greystar...................(619) 696-8096 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 APSA Investments Corp..... (858) 610-2154 Arbor Terrace...................... (619) 293-3612 Arbors at California Oaks Apartment Homes................................... (951) 461-3264 Ascent Real Estate............... (858) 551-9600 Asset Property Management......................... ............................................... (858) 560-9363 Avenue 5............................... (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 Management and Real Estate Services............ (858) 271-8841 Choice Properties / Point Loma Real Estate..................................... (619) 223-4075 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 LMC (Lennar Multifamily Communities). ..............................................(619) 376-2208 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 MG Properties.....................(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 P Pacific Commercial Management, Inc...... ..............................................(858) 450-6886 Pacifica SD Management...(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 PMI South Coast.................(619) 738-0353 Prime Group| Coral Bay Park & Canyons.. ..............................................(619) 276-1188 Prime Group|Avion at 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 February 2019 RentalOwner | 51

R R & V Management ..............(619) 285-5500 R. A. Snyder Properties, Inc........................... .................................................(619) 297-0274 REC Properties| 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 Richman Property Services.(813) 262-0401 River Bank Village | Winn Residential......... .................................................(951) 695-0120 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) 713-1044 Sardo Properties.................. (619) 405-9418 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 Stafford Property Group.... (619) 957-7326 Strat Prop Management, Inc......................... ............................................... (619) 295-2211 Strata Equity Group............ (858) 546-0900 Sun An Sea Property Mgmt..(619) 298-4160 SunRidge 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 Dylan............................. (760) 439-2752 The Enclave at 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 Premiere Residential , LLC.................... ............................................... (858) 455-7711 52 | RentalOwner February 2019

The Terraces........................ (760) 735-5140 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

W West Park Apartments | Greystar.............. ..............................................(619) 223-7777 Whispering Oaks Apartments | Greystar.. ..............................................(760) 471-1262 Willin Properties................(619) 298-0500 Winn Residential................(559) 435-3434

V Valor Property Management..................... ..............................................(619) 415-7616 Villages of Bonita Glen......(619) 371-3245 Vista Pointe Apartments (RCMI)............... ..............................................(951) 894-2439

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

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Air Conditioning

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

Apartment Brokerage/Sales

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

Appliance Parts & Repair

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

Appliance Sales

Expressions Home Gallery................... (800) 550-4227 R & B Wholesale Distributors, Inc...... (909) 230-5400

Asphalt & Asphalt Maintenance

AMS Paving, Inc......................................(858) 880-6133 Apache Asphalt & Seal Corp................ (760) 598-8855 Aztec Paving, Inc................................... (619) 465-9813 SealCo.......................................................(760) 466-3779

Attorneys-At-Law

D'Egidio Licari Townsend & Shah.......(619) 550-3011 FastEvict.com Law Group......................(800) 686-8686 Heinz & Feinberg...................................(619) 238-5454 Kimball, Tirey & St. John LLP...............(619) 234-1690 Todd A. Brisco & Associates, APC........(714) 634-2814

Cabinet and Countertops

Emergency Service Flood/Fire

Cabinet Refacing & Installation

Employment Agency

Dixieline...................................................(619) 358-8188 Grand Design Kitchens..........................(760) 789-0992 Marjan Stone...........................................(760) 994-6008 Smart Cabinetry.....................................(612) 961-5411

Cable Television

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

Carpet Cleaning

Bonded Inc..............................................(858) 576-8400 City Wide Cleaning Services, Inc.........(619) 938-2600 Cleanology Housekeeping Personnel Service.............. ..................................................................(619) 281-2532 Specialist Home Services dba. Accenture Carpet Company..................................................(619) 370-5073

Carpet Sales & Flooring

America's Finest Carpet Company......(800) 888-1568 Bonded Inc..............................................(858) 576-8400 G. B. Sales.................................................(858) 571-3600 Interior Logic Group..............................(858) 496-5222 J & C Carpet Company...........................(619) 498-1424 Sid's Carpet Barn, Inc............................(619) 477-7000

Cleaning & Janitorial Services

Atlas Property Service...........................(858) 386-4578 City Wide Cleaning Services, Inc.........(619) 938-2600 Cleanology Housekeeping Personnel Service.............. ..................................................................(619) 281-2532 Pacific Coast Cleaning, Inc....................(858) 565-1603 Pegasus Building Services.....................(858) 444-2290 Suite Cleaning.........................................(619) 434-9961 Sunset Commercial Services................(877) 536-2777

Coin-Operated Laundry Equipment

911 Restoration of San Diego...............(858) 805-5864 American Technologies Restoration...(858) 530-2400 BELFOR USA Group, Inc.........................(858) 847-9886 Bonded Inc..............................................(858) 576-8400 The Phoenix Staffing.............................(858) 799-0665

Energy Management

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 Inc..................(858) 530-2400 Central Valley Environmental San Diego...................... ..................................................................(619) 838-4035 Envirocheck............................................(858) 952-6368 FACS.........................................................(510) 266-4600

Events

Amazing Craft Workshops....................(619) 832-1278

Evictions

Fast Eviction Service..............................(800) 686-8686 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Exterminators

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

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending.......(619) 464-0573 PGIM Real Estate Finance.....................(858) 275-5066 Point Loma Credit Union......................(858) 243-7471

Fire Alarms

Backflow Testing

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

All Valley Washer Service.....................(800) 247-1100 PWS Laundry...........................................(858) 560-6969 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc...........................................(760) 735-2495

Banks

Collections

FastEvict.com Law Group......................(800) 686-8686 Genesis Credit Management................(310) 857-0272 Kimball, Tirey & St. John LLP...............(619) 234-1690

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

Bathroom Refinishing

Concrete Services

Fitness Equipment & Sales

Bathroom Remodeling & Refinishing

Construction and Remodeling

Chase Commercial Term Lending.......(619) 464-0573 Opus Bank................................................(949) 251-8250 Pacific Mercantile Bank........................(858) 320-8410 American Bathtub Refinishers............ (619) 265-9200 Citiwide Restoration..............................(858) 231-2801

3 in One Bathtub and Kitchen Refinishing Inc............. ..................................................................(619) 575-9253 American Bathtub Refinishers.............(619) 265-9200 Bill Howe Plumbing, Inc........................(619) 286-6348 Calbath.....................................................(949) 263-0779

Bathtub Liners

Ram Jack Pacific.....................................(619) 726-0052 Saber........................................................(800) 922-2488 Approved Contractor Inc......................(619) 933-8306 Larry O'Dell Construction.....................(619) 501-5252 Matrix Construction Services..............(951) 493-0100 McMillin Contracting Services............(619) 401-7000 OneSource San Diego.............................(858) 228-7036 Primeco Construction...........................(760) 390-3189 Workright Property Services Inc.........(858) 751-6312

American Bathtub Refinishers............ (619) 265-9200 Bath Fitter.............................................. (619) 447-2000

Construction Management

Bed Bug Services

Deck Coating

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

Bee Removal

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

Southern Cross Property Consultants.(858) 395-8657 Life Deck/Pacific Pebbles......................(619) 262-8600 Medrano Co.............................................(619) 264-3434

Decks and Patios

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

Fire Equipment Sales & Service

Advanced Exercise ................................(858) 205-5800 Opti-Fit.....................................................(619) 822-7370 Technogym.............................................(201) 247-5735

Flood Damage

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

Floor Coverings

Bonded Inc..............................................(858) 576-8400 Cali Bamboo............................................(858) 754-0444 Resource Floors, Inc. .............................(858) 444-1260 Seamless Flooring, LLC..........................(858) 257-2586 Shaw Industries, Inc..............................(619) 886-2179 Tarkett ....................................................(440) 248-4756 Urban Surfaces.......................................(951) 738-9301

Furniture Rentals

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

Brook Furniture Rental.........................(858) 271-0107 Cort Furniture Rental............................(858) 549-0800

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

Developer of Apartments

Furniture Sales

Boiler Repair

Drain & Sewer Cleaning

Garage Door and Repairs

Blinds

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

Brokerage

ABI Multifamily......................................(858) 256-7690 Doug Taber - Real Estate Broker..........(619) 483-1031

OliverMcMillan Foster LLC.................. (619) 321-1111 Air Temperature Specialists.................(888) 588-1602 ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348

Electrical Contractors

Crowning Touch Installations..............(760) 224-4555 Garage Door Medics...............................(619) 363-7667

Gates

Controlled Entry Specialists, Inc........ (619) 670-8100

Kennedy Electric................................... (619) 582-6568 February 2019 RentalOwner | 53

General Contractors

FSI Construction.....................................(972) 880-5171 Har-Bro Emergency Services & Restoration........(619) 398-0200 Larry O'Dell Construction.....................(619) 501-5252 M. C. Contracting Service.....................(619) 282-3083 McMillin Contracting Services............(619) 401-7000

Maintenance & Repair

Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Larry O'Dell Construction.................... (619) 501-5252 PCC Trip Hazard Removal.....................(760) 658-6116

Maintenance Supply

Pool Maintenance & Refacing

Gardner Outdoor and Pool Remodeling........................ ................................................................. (619) 593-8880

Power Washing

Aztec Landscaping Inc...........................(619) 464-3303

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

Promotional/ Logo Products

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

Market Research

Property Management

Human Resources

American Technologies Inc..................(858) 530-2400 Bill Howe Plumbing, Inc........................(619) 286-6348 Citiwide Restoration..............................(858) 231-2801 FACS.........................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc... ..................................................................(858) 679-9928

Heating & Air Conditioning

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

Insurance

Farmers Insurance McWhirter Agency......................... ..................................................................(619) 463-7320 Ives Insurance Services, Inc.................(619) 224-5337 Renters Legal Liability...........................(801) 928-7015 Snapp & Associates Insurance Services, Inc................. ..................................................................(619) 908-3100 Successful Solutions, LLC......................(619) 460-9433 Willis Insurance Services of California.(858) 678-2121

Insurance Adjuster

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

Mold Inspections & Remediation

Moving Services

Priority Moving..................................... (858) 689-2525

Mystery Shopping

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

The Greenspan Co./Adjusters International................ ..................................................................(760) 405-4139

Odor Control

Internet Advertising Service

Paint Manufacturers & Supplies

Apartments.com.................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155

Internet Marketing

ApartmentSEO........................................(562) 448-8735

Internet Service Provider

Aletho Technologies..............................(877) 226-0355 Cox Communications-San Diego Accts.(858) 836-7582

Janitorial Services

Atlas Property Service...........................(858) 386-4578 Aztec Landscaping Inc...........................(619) 464-3303 City Wide Cleaning Services, Inc.........(619) 938-2600 DAPA Janitorial Services Inc................(619) 221-9292 GMI Cleaning-Security..........................(858) 244-7860

NonScents Pro........................................(858) 291-0132 Dunn-Edwards Corporation................ (619) 884-3866 Sherwin-Williams Co............................ (858) 496-8925 Vista Paint Corporation....................... (619) 277-6778

Painting

Lenders

Chase Commercial Term Lending...... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

Locksmith

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

Reliant Parking Solutions.................... (888) 977-6848 AMS Paving, Inc......................................(858) 880-6133 Eagle Paving........................................... (858) 486-6400

Pest Control

Corky's Pest Control..............................(800) 901-1102 Dewey Pest Control................................(760) 744-3173 Innovative Pest Solutions ....................(800) 871-9878 Lloyd Pest Control..................................(800) 570-2847 Terminix Commercial...........................(619) 861-9534

PGS

AEI Corporation......................................(949) 474-3070

Plumbing

Air Temperature Specialists.................(888) 588-1602 ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348 Mega Western Sales...............................(310) 323-7900 Pacific Drain and Plumbing..................(760) 436-8600 Southwest Environmental, Inc............(800) 307-5700 Workright Property Services Inc.........(858) 751-6312

Plumbing Fixtures

Ferguson Enterprises............................ (888) 334-0004

Pool Furniture

Texacraft ............................................... (800) 327-1541 54 | RentalOwner February 2019

Property Management Software

AppFolio..................................................(866) 648-1536 Entrata.....................................................(949) 281-7293 Property Matrix.....................................(800) 795-4100 ResMan....................................................(972) 349-1406 Yardi Systems.........................................(805) 699-2040

Ratio Utility Billing Systems

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

Real Estate

ABI Multifamily......................................(858) 256-7690 ACI Apartments......................................(619) 299-3000 Real Property Advisors.........................(707) 573-9273 SVN Vanguard........................................(619) 658-1113 Voit Real Estate Services.......................(858) 453-0505

Renovations & Remodeling

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

Paving Maintenance

ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348 Cable, Pipe & Leak Detection, Inc........(619) 873-1530 Triple Plus LTD.......................................(844) 729-8775

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

Parking Enforcement

Landscape Maintenance & Service

Leak Detection

Property Management Personnel

Refuse Removal

Parking Management

A Plus Tree Care, Inc..............................(866) 815-2525 Aztec Landscaping Inc...........................(619) 464-3303 BrightView..............................................(858) 208-6394 Christian Landscape Company.............(619) 291-8678 LaBahn's Landscaping...........................(619) 579-9151 Landcare Logic........................................(858) 560-8555 Liberty Landscaping, Inc.......................(951) 683-2999 M. C. Contracting Service.....................(619) 282-3083 MSE Landscape Professionals, Inc.......(760) 743-4127 New Way Landscape and Tree Service.(858) 505-8300 Pacific Green Landscape, Inc................(619) 390-9962 So Cal Tree Care, Inc..............................(888) 706-8733

Wakeland Housing & Development... (619) 235-2296

CertaPro Painters...................................(760) 580-3091 Citiwide Restoration..............................(858) 231-2801 DONE-RITE PAINTING INC....................(619) 977-0241 Dynamix Painting, Inc...........................(760) 787-0269 General Coatings Corporation.............(858) 587-1277 Jana Harris Painting Inc........................(619) 917-9037 Pilot Painting and Construction..........(714) 229-5900 Pro-Tech Painting Company................(858) 527-0200

Kitchen Remodeling

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

Markably..................................................(800) 449-3809

Dependable Disposal & Recycling.......(619) 460-3551 Republic Services Co..............................(760) 508-5119 Valet Living.............................................(813) 248-1327 Waste Management...............................(619) 596-5100

Remote Video Monitoring

Best Security & Fire Products..............(760) 781-5700 AAA Refinishing Corp............................(800) 456-1492 Bill Howe Plumbing, Inc........................(619) 286-6348 Interstate Restoration Group...............(714) 978-6400 Larry O'Dell Construction.....................(619) 501-5252 McMillin Contracting Services............(619) 401-7000 One Call Construction Services, LLC...(602) 558-6485

Renters Insurance

Assurant Specialty Property............... (760) 936-5757 ePremium Insurance............................ (949) 370-7368

Repiping

Air Temperature Specialists.................(888) 588-1602 Bill Howe Plumbing, Inc........................(619) 286-6348

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

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 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

Security Deposit

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

Security Guard Patrol

Bald Eagle Security Services, Inc.........(619) 230-0022 Bastion Security.....................................(800) 783-5700 Brothers in Arms Security....................(844) 458-1021 City Wide Protection Services, Inc......(619) 938-2333 Signal 88 Security of San Diego............(619) 363-7233

Security Services

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

Bastion Security.....................................(800) 783-5700 California Safety Agency.......................(866) 996-6990 City Wide Protection Services, Inc......(619) 938-2333 GMI Cleaning-Security..........................(858) 244-7860 JDS Security.............................................(619) 781-8694 RBW Security..........................................(619) 255-7626 Security First..........................................(619) 243-3992 Stealth Monitoring................................(214) 341-0123

Tenant Screening

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

S&S Towing.............................................(619) 818-3648 Western Towing.....................................(619) 297-8697

Seismic Retrofit

Sewer & Drain Line Video

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

Termite Control & Repair

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

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.................(888) 588-1602 ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348

Web Services

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

Towing Services

Window Coverings

ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348 Cable, Pipe & Leak Detection, Inc........(619) 873-1530

Trauma Scene Clean Up

Bio-One San Diego..................................(858) 939-9985

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

Signs and Banners

Tree Services

Windows

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

Arborwell.................................................(888) 969-8733 Aztec Landscaping Inc...........................(619) 464-3303 So Cal Tree Care, Inc..............................(888) 706-8733

Slab Leaks

Video Surveillance

Wood Damage Repair

Smoke Free Housing

Water and Energy Saving Retrofits

Wrought Iron & Stainless Steel

Software

Water Conservation

Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348 American Lung Association..................(619) 297-3901 RealPage, Inc.......................................... (877) 325-7243

Storage

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

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

Milgard Manufacturing - Temecula... (951) 334-1584 Newman Replacement Windows........ (760) 438-8080 Western Window Sale & Install.......... (858) 569-5091 Best Rate Repair.................................... (619) 229-0116 Ornamentalic Inc.................................. (619) 733-5414

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

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

Whether you have one rental or 5,000...

We’ve got you covered!

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SCRHA’s Screening Product Designed Specifically For YOU!

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888. 762.7313 www.sdinfolink.com

credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification February 2019 RentalOwner | 55

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

electrical contractors 13 Kennedy Electric 619-464-6568

security patrol 20 Signal 88 Security of San Diego 619-363-7233

air duct cleaning 5 Bonded Carpet 800-734-6801

evictions 15 FastEvict.com 800-686-8686

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

bathroom remodeling 50 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 22 American Bathtub Refinishers 619-265-9200

foundation repair 19 Ram Jack Pacific 619-726-0052

solar 6 Evolution Building Efficiency 866-615-8429

general contractors 29 Pacific Coast Construction 760-298-3170

tenant screening 55 Infolink Resident Screening 888.762.7313

kitchen refinishing 50 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299

termite Control 24 Lloyd Pest Control 800-223-2847

paving 30 AMS Paving 858-880-6133

towing 14 Western Towing 619-297-8697

pest control BC Corky's Pest Control 800-333-7138 21Innovative Pest Solutions 800-871-9878 24 Lloyd Pest Control 800-223-2847

utility billing system 11 Livable 877-789-6027

plumbing 12 ASAP Drain Guys and Plumbing 619-581-2127 31 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe

windows 32 Newman Replacement Windows 619-677-6511 760-764-4553

bathtub liners 22 American Bathtub Refinishers 619-265-9200 bathtub refinishing 50 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 22 American Bathtub Refinishers 619-265-9200 broker/real estate 48 Terry Moore 619-889-1031 carpet cleaning 5 Bonded Carpet 800-734-6801 carpet sales 5 Bonded Carpet 800-734-6801 coin-operated laundry equipment 8 WASH Multifamily Laundry Systems 858-279-1234 concrete services 19 Ram Jack Pacific 619-726-0052 18 Precision Trip Hazard Removal 760-658-6116 damage restoration 15 Hersum Construction 858-373-5900 29 Pacific Coast Construction 760-298-3170 deck coatings & waterproofing 26 Medrano 619-264-3434 29 Pacific Coast Construction & Water Proofing 760-298-3170 56 | RentalOwner February 2019

property management IFC Harland Property Management 858-367-0343 refuse removal 14 Dependable Disposal 619-460-3551

water heaters 12 ASAP Drain Guys and Plumbing 619-581-2127

100 Birthday th

Southern California Rental Housing Association's

The 2019 Education Conference & EXPO is 100 years in the making. While we no longer sell the official program for fifty cents ($4.71 in today's dollars), we are proud to continue the tradition of hosting one of the largest education conference and EXPO for the rental housing industry in Southern California. This year will feature exciting new changes, a great lineup of educational seminars, and fantastic exhibitors. Early registration for members is $5.00 and includes full access to the event and a program at no extra charge.

Register today at bit.ly/2019EXPO for early-bird savings!

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Since 1967, Corky’s has been effectively servicing Southern California. Our business is built on providing custom pest control solutions based on each customer’s needs and industry challenges. Corky’s licensed technicians work with you and your tenants on-site for immediate solutions as well as long term maintenance and prevention. And unlike most pest services, we physically remove the pests and the unsightly debris.

Access your account 24/7

Corky’s technology delivers the best in tracking, monitoring and exterminating pests. Our commercial service utilizes custom software and bar code technology to provide our customers with account data accessible online anytime, anywhere.

Go with a reliable company. Call Corky’s today for a free commercial consultation and estimate.

SPOT TREATMENTS TERMITE REPAIR AND CONSTRUCTION GUARANTEED TERMITE PREVENTATIVE PLAN RODENT SERVICE BED BUG SERVICE COCKROACH SERVICE FLEA SERVICE BEE SERVICE BIRD SERVICE BAT SERVICE GOPHER TREATMENTS

corkyspest.com 1-800-333-7138 Call for a FREE estimate.

Mon.- Fri. 7 a.m.- 9 p.m. • Sat. 8 a.m.- 5 p.m. © 2015 Corky’s Pest Control registered trademark

LANDSCAPE PLANT TREATMENTS