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

Update on AB 832: California Eviction Moratorium Extension

July 2021

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

CONTENTS

JULY 2021 Industry Voices 7 Top Rental Property 15 Focused On Your Marketing Mistakes Success in 92104 & Melissa De Marco, FBS Property 92116 Management AMO Marketing

Terry Moore, CCIM Industry Insights

19 Property Management Directory

23 AB 832 - COVID-19 Non-Payment of Rent & Eviction Compliance

SCRHA SCRHA Directory

31 Get to Know Abigail Rex

Etta Smith, Generation Contracting & Emergency Services, Inc. Member Spotlight

45 Landlord/Tenant Q&A

SCRHA Legislative Update

35 California Laws Regarding Organics Recycling SCRHA White Paper

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

In Every Issue 3 5 9 28

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

Use A Member First

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

2021 OFFICERS

President Lucinda Lilley, FBS Property, AMO President Elect Abigail Rex, American Assets Trust, Inc. Vice President Jay Lopeman, BG Multifamily Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar Legislative Chair Todd Henderson, Independent Owner Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2021 DIRECTORS

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

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

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

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070 Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217 Molly Kirkland, Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Kim Zebroski, Office Manager kzebroski@socalrha.org 858.751.2220 Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219 Mike Nagy, Public Affairs Manager mnagy@socalrha.org 858.751.2214 Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern California Rental Housing Association (SCRHA). The magazine is published monthly and is provided to Southern California Rental Housing Association members only. The articles express the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

Our Address

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

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

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

Lucinda Lilley

2021 President Southern California Rental Housing Association

Facing the challenges on the horizon...

he SCRHA continues to wait for the judge's ruling in its lawsuit after the initial hearing on June 21. While we wait for this ruling, we continue to do what we do best - advocate and educate on behalf of rental housing providers throughout Southern California. The Association has been busy on many fronts representing our industry and sharing our message, but we can't do it alone. Your voice is a critical component in helping our elected representatives and the community understand our experiences. We continue to hear from owners and property managers who find it increasingly difficult to provide a healthy and safe environment for all residents under San Diego County's onerous eviction moratorium. Share your story with SCRHA and share news clips and content from the Association with your network of family, friends, and colleagues. Everyone must understand how this law is a threat to all residents and all neighborhoods. While we continue the fight against the County of San Diego, SCRHA is also focused on helping our members comply with AB 832: California Eviction Moratorium Extension. Forms have been updated and are available on the website, and SCRHA is hosting a class to make sure housing providers have the tools they need to comply with the new law. Be sure to visit socalrha.org for updated resources and call the office with your questions. Remember, you aren't alone in navigating these challenges, and the Association is here to help. That’s what we do.

This issue of the magazine has an in-depth look at AB 832 and the information you need to know and understand. This information is also available on our website and shared through our emails. Don't get unaware! If you still have questions about the law, don't hesitate to call the office at 858.278.8070. Operational advisors are available to answer your questions and walk you through the steps you need to take to operate your business. The rental housing industry is a vast network of independent owners, property managers, on-site professionals, and suppliers. Now is the time to work together to share our good works and challenges. In addition to showing your support by sharing industry stories, I humbly ask you to contribute to our Industry Defense Fund. For Independent Owners and Property Management Companies, a contribution of just $8 per unit will go a long way in helping our efforts to protect the rental housing industry. To contribute online, please email info@socalrha.org, and we will send you a link. Should you choose to mail a check, please do so payable to SCRHA. Memo field: Industry Defense Fund 5675 Ruffin Road, #310 San Diego CA 92123 The time to make a statement is now before other jurisdictions enact moratoriums, which have not caught the attention of President Biden.

The updates continue to happen quickly, so remember to add info@socalrha.org to your safe As housing providers, we have faced numerous senders list in your email and bookmark socalrha.org changes over the past year, and the challenges to keep up with the latest news. We are committed to continue. From representing the industry at local and giving you the resources you need. state levels to updating forms, hosting classes, and answering personal questions from our members, I appreciate your support! SCRHA has been with you each step of the way. July 2021 socalrha.org | 3

Generation Contracting and Emergency Services, Inc.

4 | Southern California Rental Housing Association Rental Advisor July 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Improving the member experience.

e've all seen incredible changes in how we work and connect with others since we first went on lockdown in March 2020. The fact that we were able to continue our mission to advocate and educate for the rental housing industry despite travel restrictions, social distancing, and other mandates is a testament to the resiliency and adaptability of the industry. Make no mistake about it, our industry has been hard hit by the pandemic, and its effects will continue to affect us as the country reopens and gets back to business as usual. There will be no business as normal for us while owners and property managers navigate rental assistance programs and contend with ongoing eviction moratoriums. In the face of all these challenges, SCRHA was able to keep you updated on changing laws, updated forms, and crucial information by using the incredible technology at hand. As you may have experienced, our website and member portal changed in March of this year. This change allows us to offer you an upgraded user experience with greater security. The new system makes it easier for you to access your member benefits, such as upcoming classes, industry updates, and open invoices from a single dashboard. It's also changed how you access our rental forms and white papers. These resources are available at no additional cost to you. However, the process for downloading the content has changed. You will now order SCRHA forms and white papers through an online store, and you will add the content you need to your cart and checkout. Remember to log in to your account to get the forms or white papers at no cost to you! Once you complete the transaction, you will receive an email with secure links to all the content you ordered. You will need to be logged in to your account to view the documents.

If you have trouble navigating the new system, we encourage you to view the instructional videos available on our blog and YouTube channel. These short videos will walk you through how to create an account and access your member benefits. However, we are always here to help! Call the office at 858.278.8070 or email info@socalrha.org and our staff will assist you. We understand that this is yet another change and a new process in a year filled with change. Please know that we invested in this new system to provide an enhanced experience for our members. Our goal is to ensure that you have the information and resources you need to operate successfully, in a secure fashion. If you haven't done so already, I encourage you to update your profile to ensure we have your current email address. If you don't receive our emails, add us to your safe senders list. If you still don't see our emails, let us know by emailing info@socalrha.org or calling us at 858.278.8070, and we'll help you update your information. It doesn't seem that the news impacting our industry will slow down any time soon, so take the time to make sure you are receiving our updates. SCRHA is also on social media, so follow @socalrha on your favorite platform (Twitter, Facebook, LinkedIn, Instagram, and YouTube) for industry news and information!

Request for Proposals Southern California Rental Housing Association is accepting RFP for Property Manager 101 Certificate Courses. Please contact Lorna Kindred at lkindred@socalrha.org for more information.

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Response

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

Top Rental Property Marketing Mistakes © Antonio Guillem | Dreamstime.com

By Melissa De Marco, FBS Property Management

Pricing too high or pricing too low.

Violating Fair Housing - treat everyone the same!

Advertising too far in advance.

n a hot market, you may think your marketing does not matter as much. But it does matter, and you will want to make sure you don’t make these common marketing mistakes:

Advertising a home that is not ready to show or move in.

Using old pictures in advertisements.

Choosing not to paint, clean, or update the home before posting.

Refusing to use social media.

Not responding to prospects ASAP

Not having a video.

Not leaving it to the professionals to handle.

Prospective residents have extraordinarily little patience for your marketing mistakes, lack of skill, or knowledge. Think about the above before you post. The days of just getting the property online are over. It needs to be clean, crisp, and attractive. The advertisement and the home. This initial marketing can and does set the tone for the whole relationship. How you write your

ad and the picture you choose show the prospect how much you care and how you will treat them. Before posting, ensure your property is presentable for showings, you know the neighborhood and are highlighting that in the ad. Keep your ad updated with new pictures and information. A marketing title and description can help.

Consider posting flyers in the neighborhood. Make sure your landscape is nice- curb appeal matters. Always remember that your rental property is a business, not a hobby. It deserves to be treated as such, if not by you then hire a professional property manager who can make the most of your investment! July 2021 socalrha.org | 7

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REGIONAL

LEGISLATIVEUPDATE

San Diego Spends Millions to Comply with New Recycling Law

City of San Diego made another big investment to comply with California’s new organics recycling law which takes effect at the beginning of next year. San Diego and every local government are scrambling to meet the statute of SB 1383. SB 1383, which takes effect January 1, 2022, will require residents and businesses to increase their commitment towards organic recycling. The law, among other rules, will require Californians to separate food waste and food soiled products from other trash to discard in green recycling bins or to be used for composting. California’s recycling laws already require most businesses and multifamily properties to recycle green waste such as grass clippings and yard cuttings. San Diego announced last month that it is spending $30 million to purchase approximately one quarter million green recycling bins. Local governments are already working with waste haulers throughout California to have their recycling rules in place before the law takes effect. However, the process of complying with the new recycling law has been costly for San Diego so far. On top of rising equipment and labor costs of providing trash service, San Diego’s People’s Ordinance requires the city to provide free trash service to most

of its single-family residences. While most singlefamily homes enjoy free trash service, businesses, apartments, and condominiums must pay for their trash service. Despite the large purchase of the new green bins, approximately 90,000 customers still will not have the new green bins by 2022. The cost of providing trash service continues to increase annually. San Diego states the cost of providing the service will exceed $40 million annually. San Diego will be delivering the green bins by fall 2022; the city has delivered food pail buckets to most customers in the city. Several City Council members have criticized the People’s Ordinance arguing that lower income communities are subsidizing the cost provided for free to higher income communities. All local governments and waste hauler companies must be compliant with SB 1383 by January 1. Entities that are non-compliant could face fines by the state up to $10,000 per day. San Diego officials state they have been communicating with the state on its progress in hopes that it will not be fined. For more information on SB 1383 and other mandatory organics recycling laws for commercial and multifamily properties, members can read several white papers on mandatory recycling by July 2021 socalrha.org | 9

visiting the SCRHA’s White Papers webpage at www. socalrha.org.

Elsinore Valley Municipal Water District Proposing New Water Rates Increases The Elsinore Valley Municipal Water District (EVMWD) mailed notices last April announcing that its Board of Directors will vote on a proposed yearover-year water rate increase in a public hearing on June 24. The Water District has been holding public workshops and presentations since January on the findings of its 2021 Water Rate Study. The water district conducted a similar study in 2019 to evaluate Fiscal Years 2020 and 2021, proposing an increase in its rates back then but decided not to adopt the rate increase because of the COVID-19 pandemic. The 2021 Water Rate Study concluded that EVMWD can cover its administrative costs, expenses, and maintenance through Fiscal Year 2024. However, the agency’s costs and expenses will exceed its revenues beginning in Fiscal Year 2025. The study concluded the EVMWD will need to impose a series of rate increases for drinking, recycled and sewer

services starting in FY2022 until FY2025 – proposing an increase of 5.5% for all services starting in 2022 for the next two years and a smaller increase of 4.5% in 2024 for the following two years. The increases would be applied to monthly fixed water charges based on water meter size and to commodity rate charges for drinking, recycled water and sewer services for each customer class and tier service level. The study also recommended a fee increase for Dedicated Fire Lines and Pumping Services each year until FY2025. The area covering the Agency’s Temescal Division also would see similar rate increases. For example, monthly fixed rate for ¾-inch water meter would increase from the current rate of $28.70 to $34.90 by FY 2025. Commodity rates, based on tier level and class, would increase in all categories. Residential Class Tier 1 would increase from the present rate of $2.43/HCF to $2.99/HCF in FY2025; Tier 4 would increase from the current rate $7.52/ HCF to $9.16/HCF during the same period.

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Formed in December 1950, the EVWMD provides drinking water, recycled water and wastewater services to the cities and communities in its 97 square mile territory providing water and sewer service to Canyon Lake, La Cresta, Lake Elsinore, Wildomar and parts of Murrieta. The new rates will take effect July 1 if the Board of Directors vote to approve the plan.

Diego violated the state housing law when it entered into an agreement to redevelop the 48-acre parcel in the Midway District where the Sports Arena is currently located. The agreement could subject San Diego to fines by the state if it continues with the agreement.

Hemet to Hold Special Election After Court Annuls Recent Council District Election

On May 27, a Riverside Superior Court Judge nullified the results of Hemet’s Council District 4 election held in November 2020. The judge ruled that Council Member Joe Males was technically not a resident of the district before he obtained the candidate documents to run for the district seat. Males won the district seat with 56.7% majority vote. According to Males, the City Clerk’s website provided incomplete information on the requirements to run for city council causing the technicality. City and state law require Council Members to be a resident of the district to serve their constituents. The Hemet City Council on June 8 voted to hold a special election for the district in response to the judge’s decision. The Council considered a separate motion to appoint a person to act as interim Council Member, but that motion failed on a 2-2 vote. District 4 covers the southern Hemet, south of Stetson Avenue and west of State Street. The Special Election will take place this November 2. Joe Males is expected to run for the seat, but no other person announced their candidacy at the time this article was written.

State Agency says, “Not so fast” to San Diego over Sports Arena Redevelopment

California’s Department of Housing and Community Development (HCD) determined in June that City of San

City of San Diego and Brookfield properties entered into a ground lease agreement permitting the developer to revitalize the Sports Arena six-parcel property. The property would be redesigned to provide 5 acres of parks, 590,000 square feet to commercial and retail space, and 2,100 new homes. However, the project did not address affordable subsidized housing. HCD reviewed the ground lease deal and determined the agreement’s process and how it was devised violated the state’s Surplus Land Act. Amended in 2019, the Surplus Land Act requires all governmentowned surplus land first to be made available for affordable housing. According to HCD, San Diego violated the law by failing to declare the land as surplus or as surplus exempt land. The city also did not properly advertise the property to affordable developers, and that the current agreement did not disclose if the property would have any affordable housing. HCD ruled that San Diego either take corrective steps to restart the process essentially dismantling the existing agreement or be fined millions of dollars by the state.

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To comply with state law, San Diego must determine if the land is surplus land or exempt surplus land. CA HCD will review the city’s decision and issue its decision allowing affordable housing developers 60 days to respond if they are interested in the property. City and all interested affordable developers then undergo another 90-day period to negotiate before the city can invite market developers interested in the property. HCD also requires government-owned property to dedicate at least 25 percent for deed restricted affordable housing. San Diego Mayor Todd Gloria reacted stating he is committed to beginning the process over again. City Council is expected to vote in July to initiate the process.

• For Properties in the City of San Diego www.sdhc.org • For Properties in the City of Chula Vista www.chulavistaerap.com • For Properties in Southern Riverside County www.unitedlift.org • For Properties in Imperial County www.housing.ca.gov • For Properties elsewhere in San Diego County (unincorporated County, Carlsbad, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway, San Marcos, Santee, Solana Beach, Vista) www.sdhcd.org

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Focused on Your Success

North Park (92104), Kensington, Talmage, and University Heights (92116) By Terry Moore, CCIM

The investors who bought in these zip codes a decade ago with 40% down and a loan for the balance, quadrupled their equity! San Diego County has about 100 ZIP Codes. For more than a generation 92104 & 92116 have been among the most desirable and most active apartment ZIP Codes. Values have more than doubled. Why these areas are popular These areas are walkable, convenient to downtown, Balboa Park, five freeways and within 15-minutes of colleges that educate more than 60,000 students. Many beaches and the airport are within a 20-minute drive. Sixty percent of San Diego County’s apartment buildings above four units are 5-to-10-unit buildings. These two ZIP Codes have a

disproportionate share of lowdensity communities. Roughly 11,000 households own fourplexes or bigger in San Diego County. More of them are in these two ZIP Codes than any other three ZIP Codes in the county combined. These ZIP Codes are comfortable for both owners and renters. This article is the third time in the last generation that I’ve analyzed these submarkets with approximately a decade’s perspective. In the last 30 years San Diego County apartments have increased in value almost 10% annually on average. These two ZIP Codes have traditionally had lower risk, and more upgrades than most of the county’s other areas. During the condo conversion craze, nearly a third of the newer buildings with the majority of two bedrooms were converted to condos. Those $30k- $40k per unit

upgrades improved the housing stock. Thousands of condo owners, many who were formerly tenants, stabilized the broader community. 92104 North Park North Park goes from Balboa Park on the south, to Cherokee Avenue, between 36th and 37th, to the east, to a block north of El Cajon Boulevard and then on the west of Georgia Street. About 24,000 households with just over 50,000 people, live in North Park. Median income is $76,718 almost same as the county average of $79,079. 92104 has 750 apartment parcels containing roughly 11,400 apartments in triplexes and larger buildings. The median age of apartment buildings is 1970, slightly older than the rest of the County. Most apartments have their original kitchens and bathrooms. About a decade ago, Forbes July 2021 socalrha.org | 15

magazine ranked North Park in the top 15 zip codes nationally as a hipster neighborhood. The major criteria included walkability, locally owned shops, residents in artistic occupations, and appeal to millennials. These features make North Park a sought-after community to live in. North Park has a disproportionate number of younger and higher income renters. Over the last decade, North Park properties have become more expensive than 92116, the zip code to the north. California has decided that people are more important than parking. California’s 2018 density bonus law allows garages to be converted to residential use. The city of San Diego seems to be the county’s most flexible jurisdiction in terms of allowing more rental housing. Investors and appraisers measure value at least three ways. Two are especially relevant when considering value over a decade, as rents rise. North Park Dollars/ SF climbed from $183 to $452, an increase of 147%. Dollars/Unit

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went from $122,103 to $327,041, a boost of 168%. Averaging the $/ SF and $/Unit shows an average annual increase of 17% from January 2012 to April 2021. GRM increased from 10.6 to 16.7, up 58%. Rent increases make GRM less helpful in measuring value change. Think about Ivan Investor who bought a building worth $1 million at the start of this period. He put $400,000 down, 40% of the purchase price, and borrowed $600,000. Today his property is worth almost $2,600,000. The loan has paid down to $435,000 That means his equity is now $2,165,000. So, his wealth more than quadrupled for an annual average above 40%! 92116: Kensington, Normal Heights, Talmage & University Heights These are four neighborhoods north of North Park. About 34,000 people live in this lower density area. The median household income is about $75,000. A higher

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percentage of single people including widows and widowers live in 92116 than in 92104. The south boundary is Meade Avenue. Highway 163 is west end. The bluff overlooking Mission Valley is the north boundary. Fairmount, between 44th and 45th is the east boundary. Adams Avenue is like 92116’s spine, running east- west. 92116 has lower density of rentals and hundreds of $1-$2 million homes. 1,375 apartment parcels with three units or more have about 17,000 units. From January 2012 to April 2021, Dollars/SF jumped for $188 to $470, an increase of 150% and Dollars/unit grew from $130,399 to $305,636, climbing 134%. Averaging the dollar values shows an increase of 142% over the period or an average annual increase of 15.5%. GRM increased from 11.6 to 15.7, up 35%. Since rents increased, GRM does not capture the full impact of increased values. Let’s consider Ivan’s twin sister, Irene Investor. She also bought an $1,000,000 apartment building in 92116 the same month that Ivan bought his 92104 building for the same amount. Like her twin brother, she put down 40%, $400,000, and obtained a $600,000 loan. Now her property is worth just over $2,400,000 and her loan has paid down to $435,000 so her current equity is $1,965,000. Her wealth has almost quadrupled, an annual average just below 40% annually! Closing Thoughts and an Offer: You’re already successful because

16 | Southern California Rental Housing Association Rental Advisor July 2021

$340,000 $320,000 $300,000 $280,000 $260,000 $240,000 $220,000 $200,000 $180,000 $160,000 $140,000 $120,000

$/SF

$480 92104 $430

92116

$380 $330 $280 Jan 2011 - Jan 2012 $230 92104 - 46 $180 92116 - 26

Transactions $480 $430

$/SF

Total Transactions - Jan 2011 - Mar 92104- 331 92116 - 247

Jan-12 Apr-12 Jul-12 Oct-12 Jan-13 Apr-13 Jul-13 Oct-13 Jan-14 Apr-14 Jul-14 Oct-14 Jan-15 Apr-15 Jul-15 Oct-15 Jan-16 Apr-16 Jul-16 Oct-16 Jan-17 Apr-17 Jul-17 Oct-17 Jan-18 Apr-18 Jul-18

$130

$380

Jan-12 Apr-12 Jul-12 Oct-12 Jan-13 Apr-13 Jul-13 Oct-13 Jan-14 Apr-14 Jul-14 Oct-14 Jan-15 Apr-15 Jul-15 Oct-15 Jan-16 Apr-16 Jul-16 Oct-16 Jan-17 Apr-17 Jul-17 Oct-17 Jan-18 Apr-18 Jul-18 Oct-18 Jan-19 Apr-19 Jul-19 Oct-19 Jan-20 Apr-20 Jul-20 Oct-20 Jan-21 Apr-21 $330 $280

92116

16.0 15.0 14.0 13.0

Jan-12 Apr-12 Jul-12 Oct-12 Jan-13 Apr-13 Jul-13 Oct-13 Jan-14 Apr-14 Jul-14

12.0 11.0 10.0

$480 $430

$280,000 14.0 $260,000 13.0 $240,000

$380 $330

$220,000 12.0 $200,000 11.0 $180,000 $160,000 10.0 $140,000

$280 $230 $180

92104

9210492116

$130 Jan-12 Apr-12 Jul-12 Oct-12

$120,000

92116

$305,636 10.0 $470 Moore, CCIM, has been a rental owner Terry 15.7 for 40 years. He loves helping owners build wealth and lead lives worth imitating.

19.0 92104 18.0 17.0

Jan-12 Apr-12 Jul-12 Jan-12 Apr-12 Oct-12 Jul-12 Jan-13 Oct-12 Apr-13 Jan-13 Jul-13 Apr-13 Jul-13 Oct-13 Oct-13 Jan-14 Jan-14 Apr-14 Apr-14 Jul-14 Jul-14 Oct-14 Oct-14 Jan-15 Jan-15 Apr-15 Jul-15 Apr-15 Oct-15 Jul-15 Jan-16 Oct-15 Apr-16 Jan-16 Jul-16 Oct-16 Apr-16 Jan-17 Jul-16 Apr-17 Oct-16 Jul-17 Oct-17 Jan-17 Jan-18 Apr-17 Apr-18 Jul-17 Jul-18 Oct-18 Oct-17 Jan-19 Jan-18 Apr-19 Apr-18 Jul-19 Jul-18 Oct-19 Jan-20 Oct-18 Apr-20 Jan-19 Jul-20 Apr-19 Oct-20 Jan-21 Jul-19 Apr-21 Oct-19 Jan-20 Apr-20 Jul-20 Oct-20 Jan-21 Apr-21

Apr-16 Jul-16 Oct-16 Jan-17 Apr-17 Jul-17 Oct-17 Jan-18 Apr-18 Jul-18 Oct-18 Jan-19 Apr-19 Jul-19 Oct-19 Jan-20 Apr-20 Jul-20 Oct-20 Jan-21 Apr-21

Jan-12 Mar-21 $180 $/Unit $122,103 $327,041 $130 Ft $/Sq $183 $452 On the other hand, California GRM 10.6 16.7 governments have recently made ions Jan 2011 - Jan 2012 Total Transactions - Jan 2011 - Mar 2021 rental- 46 owners the lenders of 92104 92104- 331 92104 92116 92116first resort and have eliminated 92116 - 26 92116 - 247 92116 Jan-12 Mar-21 our ability to evict non-paying $/Unit $130,399 $305,636 residents. Many owners expect GRM $/Sq Ft $188 $470 Transactions - Jan 2011 - Mar moreTotal government involvement in 2021GRM 19.0 11.6 15.7 92104 rental Jan-12 Mar-21 92104331 18.0 housing. $/Unit $122,103 $327,041 17.0 92116 - 247 $340,000 $183 $452 16.0 If you have ever considered: $320,000 15.0 10.6 16.7 $300,000 GRM

acquiring more rental units, OR 19.0 getting out of the apartment Mar-21 18.0 business, OR shifting yourMar-21 equity 92116 $327,041Jan-12 17.0 to no management, high credit, $130,399 16.0 $305,636 $452 corporate our team can 15.0 $470 16.7 $188 leases, 14.0of those goals.15.7 help with Give 11.6 any 13.0 us a call today for your free and no 12.0 Mar-21 obligation valuation of your asset. 11.0

92104

$230

Transactions 92104

Jan 2011 - Jan 2012 92104 - 46 92116 - 26

Total Transactions - Jan 2011 - Mar 2021 92104- 331 92116 - 247

92116

GRM $/Unit $/Sq Ft GRM

$/Unit $/Sq Ft GRM

92104

92116

Jan-12 $122,103 $183 10.6

Mar-21 $327,041 $452 16.7

Jan-12 $130,399 $188 11.6

Mar-21 $305,636 $470 15.7

19.0 18.0 17.0 16.0 15.0 14.0 13.0 12.0 11.0 10.0

July 2021 socalrha.org | 17

Jan-12 Apr-12 Jul-12 Oct-12 Jan-13 Apr-13 Jul-13 Oct-13 Jan-14 Apr-14 Jul-14 Oct-14 Jan-15 Apr-15 Jul-15 Oct-15 Jan-16 Apr-16 Jul-16 Oct-16

nit

San Diego rentals$/Unit are a lowrisk escalator to wealth. For 30 years California governments have restricted construction of new multi-family properties. It is almost impossible to imagine policy changes that would enable enough construction to correct the rental shortage. Immense demand and insufficient housing supply imply higher property values. 92104 92116

$/Unit

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18 | Southern California Rental Housing Association Rental Advisor July 2021

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PROPERTY MANAGEMENT DIRECTORY We know how important it is to partner with the right Property Management Company to manage your rental property. On these next pages, you will find Southern California Rental Housing Association members dedicated to managing rental property. If you are considering hiring a property management firm to manage your investment, contact one of the companies below. # 655 WB Operating LLC Pearce Pavle Email: pearce.pavle@avisonyoung.com A ADD Realty, Inc. Alec D Deaton 2266 5th Ave. San Diego, CA 92101 Email: addrlty@aol.com All Points Real Estate Deborah Cook 4452 Park Blvd., Suite 213 San Diego, CA 92116 Email: debbie@allpointsrealestate.com Alliance Investment Corp. Wayne Green 4330 La Jolla Village Dr. #240 San Diego, CA 92122 Email: kpetersen@aicpm.com Alliance Residential Company Tracy Brunetti 960 Canterbury Pl Ste 100 Escondido, CA 92025 Website: www.liveatalliance.com American Assets Trust Abigail Rex 3420 Carmel Mountain Road Suite 100 San Diego, CA 92121 Email: arex@americanassets.com Antelope Ridge (Sentinel Real Estate) Amber McLellan 27757 Aspel Road Menifee, CA 92585 Email: anteloperidge@sentinelcorp.com Website: www.sentinelcorp.com Arbor Terrace Vanessa 515 S. Capital of TX Highway Suite 100 Austin, TX 78746 Arbors at California Oaks Apartment Homes Brandie Ellis 24375 Jackson Ave Murrieta, CA 92562 Email: arborsatcaoaksmgr@jrk.com Asset Property Management George Burkos 7969 Engineer Rd. #108 San Diego, CA 92111 Email: spencer@assetpropertygroup.com Award Property Mgmt Dina Brannan 7676 Hazard Center Dr #300 San Diego, CA 92108 Website: www.century21award.com

B Bob Cota Realty Robert E Cota 8900 Grossmont Blvd., #3 La Mesa, CA 91941 Email: info@bobcotarealty.com

Campus Village 1, 2 & 3 | 6 Star Properties Alejandra Cristo 5925 El Cajon Boulevard San Diego, CA 92115 Email: pm.campusvillage@6starproperties.com

Brennan And Associates Inc. Brennan And (Alvaro) Provencio 4190 Bonita Rd Suite 208 Bonita, CA 91902 Email: rentals@brennanpm.com Website: www.brennanpm.com

Canyonwood | MRoland Management Brad Adams 3752 Park Blvd. Suite 702 San Diego, CA 92103 Email: canyonwood@mrolandsd.com

Brentwood Management Co. Nancy Dandrea 8885 Rio San Diego Dr. #260 San Diego, CA 92108 Bridge Property Management Nick Victorio 111 East Sego Lily Drive Suite 400 Sandy, UT 84070 Email: nick.victorio@bridgepm.com Website: www.bridgepm.com Brycorp, Inc. Samuel Bryan Williams 3830 Valley Center Dr. Ste. 705 PMB 659 San Diego, CA 92130 Email: samuel.williams@brycorp.com

Chase Pacific Property Management and Real Estate Services Cheryl Chase-Berkson 9968 Hibert Street Suit 105 San Diego, CA 92131 Email: cheryl@chasepacific.com Website: www.chasepacific.com Choice Properties / Point Loma Real Estate David Pitta 3113 Dickens Street, Unit C San Diego, CA 92106 Website: www.choicesandiegohomes.com Cirrus Asset Management, Inc. Sharlene Oddy Email: soddy@cirrusami.com Website: www.cirrusami.com

Buchanan Property Management Corp. Susan York 1220 Rosecrans St #324 San Diego, CA 92106 Email: buck@buchananpm.com Website: www.buchananpm.com

City View Apartments|Greystar Cindy Clark 840 17th Street San Diego, CA 92101 Email: cityviewsd@greystar.com Website: www.rentcityview.com

C CASAVIDA Renee Savage 10951 Sorrento Valley Road #2A San Diego, CA 92121 Email: Website: www.cgpinc.com

Community Research Foundation, Inc. Ronda Gibbs 1202 Morena Blvd. #300 San Diego, CA 92110 Website: www.comresearch.org

CBRE Multifamily Tina West 403 Woodside Terrace Austin, TX 78738 Email: tina.west@cbre.com CPQH - Camp Pendleton & Quantico Housing Fran Gatlin Email: fgatlin@lpsi.com Cambridge Management Group, Inc. Linda Morris P. O. Box 33887 San Diego, CA 92163 Website: www.cambridgemgi.com

Core Property Group Mary Laterza Email: mary@cpgsandiego.com Website: cpgsandiego.com Cushman & Wakefield 18500 Von Karman Ave Ste 540 Irvine, CA 92612 Website: www.pinnacleams.com D Delta Property Management Henry DeWitt 8341 Lemon Ave. #B La Mesa, CA 91941 Website: www.deltasd.com Domain | STYL/Magnolia Capital Hiram Moreno 8798 Spectrum Center Blvd. San Diego, CA 92123 Email: jenglish@stylresidential.com July 2021 socalrha.org | 19

Douglas Allred Company Kurt Sullivan 11452 El Camino Real Ste 200 San Diego, CA 92130 Website: www.douglasallredco.com E Eagle Glen Apartments | Greystar Email: eagleglenmgr@greystar.com Website: www.eagleglenapartments.com Elevate SD Properties Irina Polyak 3111 Camino Del Rio North Suite 400 San Diego, CA 92108 Email: irina@elevatesdproperties.com Website: www.elevatesdproperties.com Encore Realty, Inc. MARK SCOTT 5130 Bonita Road, Suite B Bonita, CA 91902 Email: mark@encorerealtysd.com Euston Management Debbie Thomas Email: dthomas@eustonhomes.com Website: www.tuscanyhillsapartments.com F FBS Property, AMO Lucinda Lilley 6398 Del Cerro Blvd Ste. 8 San Diego, CA 92120 Email: Lucinda@fbs-pm.com Website: fbs-pm.com Foothills at Old Town Jonna Rasmusson 28845 Pujol Street Temecula, CA 92590 Email: yurich@sentinelcorp.com G Gables Alta Murrieta Julia Maciel 39930 Whitewood Road Murrieta, CA 92563 Email: jmaciel@gables.com Website: www.gables.com Gables Oak Creek Elisabeth Toscano 24875 Prielipp Road Wildomar, CA 92595 Email: oakcreek@gables.com Gables Point Loma Brooke Aguilar Email: pointloma@gables.com Griffis Mission Valley Kim Carpenter 1440 Hotel Circle North San Diego, CA 92108 Email: missionvalley@griffisresidential.com Griswold Real Estate Mgmt., Inc. Robert S Griswold 5703 Oberlin Drive, Suite 300 San Diego, CA 92121 Email: Rgriswold@griswoldremgmt.com Website: www.griswoldremgmt.com

H H.G. Fenton Company Alex Winborn 7577 Mission Valley Rd Ste 200 San Diego, CA 92108 Email: jlaraia@hgfenton.com Website: www.hgfenton.com Hanken, Cono, Assad & Co. Al Assad 5550 Baltimore Dr Ste 200 La Mesa, CA 91942 Website: www.hankenconoassad.com Harprop, Inc. Caroline Maxwell 105 Fremont Ave. Ste. A Los Altos, CA 94022 Heartland Associates Inc. Lisa Kerrigan 8580 La Mesa Blvd., Suite 105 La Mesa, CA 91941 Email: heartassoc.PM@gmail.com Website: www.heartlandpropertymanagement.com HeetWave Properties Cindy Heeter Email: info@heetwaveproperties.com Website: www.heetwaveproperties.com HomeTeam Property Management LaTonya Smith Email: info@hometeampm.com Website: www.hometeampm.com Homes Management, ATS Homes, Inc. Alan Sargent PO Box 1386 Escondido, CA 92033 Email: info@homesmanagement.net Website: www.homesmanagement.net Horizon Properties Management Service Diane Smith 4364 Bonita Road, PMB 448 Bonita, CA 91902 Humphreys Residential Kerry A Webster-Humphreys 3714 Amaryllis Drive San Diego, CA 92106 Email: kerry@humphreysresidential.com Units: 265 Region: San Diego Management of single-family homes, condos, & small rental properties I IMT Sorrento Valley Adam Hartgrove Email: imtsorrentovalley@imtresidential.com IPI Property Management Benjamin Weiner Email: ken@ipisandiego.com Website: www.ipipropertymanagement.com ISG Real Estate Roberto Gonzalez Email: isgrealestate@hotmail.com Website: www.isgrealestate.com Iconic on Alvarado | BH Management Services Brandon Hunter 6625 Alvarado Road San Diego, CA 92120 Email: iconicalvarado@bhomstudentliving.com Website: www.iconiconalvarado.com

20 | Southern California Rental Housing Association Rental Advisor July 2021

Income Property Advisors Inc. Robert MacGuire 4565 Ruffner Street Suite 108 San Diego, CA 92111 Website: www.ipasd.com Interfaith Housing Assistance Corporation Doris Snashall 7956 Lester Ave. Lemon Grove, CA 91945 Website: www.sdihf.org Investors Property Management Group Janice Hoople 2181 El Camino Real Ste 206 Oceanside, CA 92054 Website: www.ipmgsd.com J JHB California Properties, LLC Joyce Chilingirian 2683 Via De La Valle G 426 Del Mar, CA 92014 Website: www.westwoodvillageapartments.com Jensen Properties Chris Jensen 1134 D Street Ramona, CA 92065 Email: info@jensenpropertiessd.com Website: www.jensenpropertiessd.com Johnston Property Management, Inc. Ken Johnston 350 N El Camino Real #A Encinitas, CA 92024 Email: Raenette@johnstonpm.com I KFR STAR Realty Beth Jonilonis Email: ken@kfrstar.com Website: www.kfrstar.com Kevin Robinson Company Kevin Robinson PO Box 152419 San Diego, CA 92195 Kleege Enterprises George Gregory 12625 High Bluff Dr. #310 San Diego, CA 92130 Email: jennie@kleege.com Website: www.kleege.com L LMC (Lennar Multifamily Communities) Laure Thibodeau Email: Kristina.Homer@livelmc.com Land Trek Property Management Thomas Reilly 901 Hacienda Drive Vista, CA 92081 Email: nancy@landtrekpm.com Website: www.landtrekpropertymanagement.com Leonero Properties Andrew Turpin 4220 51st Street #22 San DIego, CA 92115 Email: leoneroproperties@gmail.com Lincoln Military Housing Gail L Miller 3360 Murray Ridge Road San Diego, CA 92123 Website: www.lincolnmilitary.com

Logan Property Management Martha Enriquez Email: lani@loganpm.com Website: www.loganpm.com Lyon Living Ankita Patel Website: www.lyonliving.com M MG Properties Melise Balastrieri 10505 Sorrento Valley Rd. #300 San Diego, CA 92121 Email: contact@mgproperties.com Website: www.mgproperties.com Margarita Summit | Euston Management Dianna Gallagher Email: dgallagher@margaritasummitapts.com Website: www.margaritasummitapartments.com Maya Linda Apartments Jacqueline Munoz 9646 Carroll Canyon Road Suite C-1 San Diego, CA 92126 Email: lhuston@jamboreeol.com Website: mayalindaapartments.net Melroy Asset Management Vida Melroy 4241 Jutland Drive Suite 201 San Diego, CA 92117 Email: vida@melprop.com Website: www.melroyproperties.com Mira Bella Apartments | Simpson Property Group Christina Nelson 3455 Kearny Villa Rd Ofc San Diego, CA 92123 Email: mirabella@simpsonhousing.com Website: www.simpsonpropertygroup.com More Property Management Jack Chaffin 8865 Balboa Avenue, Ste. E San Diego, CA 92123 Email: morepropertymgmt@yahoo.com Website: www.morepropertymanagement.com N Noah Realty Kim Davis Email: kim@noahrealty.net Website: www.noahrealty.net Region: San Diego Management of single-family homes, condos, & small rental properties. O Ocean Breeze Apartments|Greystar Ernestine Lara Email: elara@greystar.com Website: www.rentoceanbreeze.com Olympus Property 8583 Aero Drive San Diego, CA 92123 Email: carrie.porst@olympusproperty.com Website: www.olympusproperty.com/about-us P Pacific Commercial Management, Inc Michael McNally 2725 Congress Street Suite 1E San Diego, CA 92110 Email: MPM@paccommgt.com Website: www.paccommgt.com

Pacifica SD Management Dan Renwick 1755 Hancock Street Suite 200 San Diego, CA 92110 Email: drenwick@psdm.com Website: www.pacificasdmanagement.com ParkLife Real Estate Jessica Blagg 935 Orange Ave Coronado, CA 92118 Email: jessica@parklifeproperties.com Parkdale Apartments | Norco Mgmt. Corp. Jeremy Smits 3035 Donee Diego Drive Escondido, CA 92025 Pasas Properties, Inc. Linda Pasas 1991 Sunset Cliffs Blvd San Diego, CA 92107 Email: sold@lindapasas.com Website: www.pasaspropertymanagement.com

REC Properties| Peasquitos Point Apts. Janet Horn 12760 Rancho Penasquitos Blvd Frnt Ofc San Diego, CA 92129 RG Investment Real Estate Services Inc. Jeff Hickox 8888 Clairemont Mesa Blvd Ste M San Diego, CA 92123 Email: jeff.hickox@rgpobox.com Website: www.rginvestmentre.com Rehmann Realty Group David Rehmann 8080 La Mesa Blvd Ste 207 La Mesa, CA 91942 Email: info@rehmannrealty.com Website: www.rehmannrealty.com Richman Property Services Jasmine Sutton 4350 West Cypress Street #340 Tampa, FL 33607 Email: Residentservices@richmanmgt.com

Paul Langley Company Michael "Misha" Langley PO Box 14517 San Francisco, CA 94114 Email: misha@plco.net

River Oaks |Waterton Residential Margin Baracci 3891 San Ramon Dr. #123 Oceanside, CA 92057 Email: crystal.waddell@waterton.com

People Helping Others Prop. Mgmt. Karl Mortensen 7851 Mission Center Court Room #112 San Diego, CA 92108 Email: rental@peoplehelpingothers.com Website: www.peoplehelpingothers.com

Rohn Properties Management Susan Forrester PO Box 230102 Encinitas, CA 92023 Email: rohnproperties@gmail.com

Premier Real Estate Management, Inc. Scott Cook PO Box 211044 Chula Vista, CA 91912 Email: scott@socalprem.com Website: www.socalprem.com Professional Real Estate Management Lee Harvey 4305 Gesner Street, Suite 340 San Diego, CA 92117 Email: lee@propmgr.us

Rolling Hills Gardens | Greystar Alison Herburger 2290 MacKenzie Creek Road Chula Vista, CA 91914 Email: rollinghillscamgr@greystar.com Website: S SD Rent Pros Colleen McDade Email: sdrentpros@gmail.com Website: www.sdrentpros.com

Providence Real Estate Management Corporation Leecia Roemer Email: ljroemer@providenceremgmt.com

STYL Residential Jennifer English North Wacker Drive Suite 1905 Chicago, IL 60606 Email: jenglish@stylresidential.com

Q Quail Ridge Apartments Mike Zolnier 409 East Thornton Avenue Hemet, CA 92543 Email: mike@vdbprop.com

San Diego Housing Commission Jeff Davis 1122 Broadway, Suite 300 San Diego, CA 92101 Website: www.sdhc.org

R R & V Management Lety Rodriguez 3444 Camino del Rio N. #202 B San Diego, CA 92108 Website: www.rvmsandiego.com R. A. Snyder Properties, Inc. Karen Murphy Gross 2399 Camino Del Rio S. #102 San Diego, CA 92108 Email: kgross@rasnyder.com Website: www.rasnyder.com

San Diego Realty Services Jeff Marsh 8415 La Mesa Blvd. Ste 5A La Mesa, CA 91942 Email: jmarsh0066@aol.com Sardo Properties Anabel Sardo Email: anabel.sardo@gmail.com Scott Management Company Scott Hess Email: scott@scottmgmt.com Website: www.scottmgmt.com

July 2021 socalrha.org | 21

Sea West Property Management Julie Hambarian 374 North Coast Highway 101 Encinitas, CA 92024 Email: julie@seawestpm.com

The Helm Management Elizabeth Hensley 4668 Nebo Drive La Mesa, CA 91941 Website: www.helmmanagement.com

Shapell Properties, Inc. Marta Blackwell

The Legacy Real Estate Company Natalie Klinefelter Email: natalie@thelegacyreco.com

Shore Management Rebecca Charity Email: admin@ShoreManagement.com Website: www.shoremanagement.com Solaire | Greystar McKenna Boyd 29595 Pujol Street Temecula, CA 92590 Email: tamara.davis@greystar.com Website: www.greystar.com/properties/solaireapartments/14537

South Bay Community Services Perla Roman 430 F Street Chula Vista, CA 91910 Email: proman@csbcs.org Stafford Property Group Sean Stafford 10601-G Tierrasanta Blvd Suite 452 San Diego, CA 92124 Email: stafford.m.sean@gmail.com Summit Realty and Management Jeff Summit 1160 Hollister St #1 San Diego, CA 92154 Email: summitsells@gmail.com Sun An Sea Property Mgmt. Sherri Miller 4688 Oregon Street San Diego, CA 92116 Email: sunanseaprop@hotmail.com

The Premiere Residential, LLC Jose Lombrozo 8899 University Center Lane, #300 San Diego, CA 92122 Email: jose@dpremiere.com The Rey Apartments | Berkshire Communities Irene Herden Email: irene.herden@berkshirecommunities.com Website: berkshirecommunities.com Torrey Pines Property Management Andrew Parashos PO Box 2306 La Jolla, CA 92038 Website: www.torreypinespm.com Region: San Diego The Art of Property Management. Ingenuity. Skill. Perform. Trilar Management Group Lisa Ricks 2101 Camino Vida Roble, Suite A Carlsbad, CA 92009 Email: lisa@trilar.com Website: www.trilar.com

U UDR, Inc. Chris Brown 880 Irvine Ave Second Floor Newport Beach, CA 92663 Email: prichter@udr.com

Sunrise Management Company AMO Melissa Deen 7837 Convoy Court, Ste. 100 San Diego, CA 92111 Email: mdeen@sunrisemgmt.com Website: www.sunrisemgmt.com

V Valor Property Management Esther Elmasian 3636 Camino Del Rio North Suite 245 San Diego, CA 92108 Email: esther@valorpropmgmt.com Website: valorpropmgmt.com

Team Bourda Incorporated Richard Bourda 16787 Bernardo Center Drive Suite 6 San Diego, CA 92128 Email: teambourda@gmail.com Thatcher Properties, Inc. Jerry Thatcher 7445 Mission Gorge Road San Diego, CA 92120

Z Zimmerman Property Management Jill Zimmerman 5173 Waring Rd. #138 San Diego, CA 92120

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompany-directory

Trinity Property Consultants Wendy Curiel 4685 MacArthur Ct, #400 Newport Beach, CA 92660 Email: efedeczko@trinity-pm.com Website: www.trinity-pm.com

SunRidge Properties, Inc. Grace Esparza 12121 Scripps Summit Dr. Suite 100 San Diego, CA 92131 Email: grace@sunridgemanagementservices.com

T TA Valentina, LP Priscilla Murillo Email: info@livevalentina.com Website: livevalentina.com

Winn Residential Betty Lopez 2499 West Shaw Avenue Fresno, CA 93711 Email: belopez@winn.com Website: www.winncompanies.com

Vista Pointe Apartments (RCMI) Briana Robles 40680 Walsh Center Drive Murrieta, CA 92562 Email: vistapointe@rcmi.com W Whispering Oaks Apartments | Greystar Anna O'Campo Email: whisperingoaksmgr@greystar.com Website: www.rentwhisperingoaks.com Willin Properties Matt Giacalone 3935 1st Avenue Suite 200 San Diego, CA 92103 Email: info@willinproperties.com Website: www.willinproperties.com Photo 187692684 © Darryl Brooks | Dreamstime.com

22 | Southern California Rental Housing Association Rental Advisor July 2021

AB 832

COVID-19 Non-Payment of Rent & Eviction Compliance QUICK GUIDE • Send Notice of Rent Delinquency (Form 401) no later than July 31, 2021. o On or before July 31, 2021, a housing provider must provide, in at least 12-point type, specific notice to any resident who as of July 1, 2021, has not paid one or more rental payments that came due between March 1, 2020, and September 30, 2021. o This means owners and managers need to provide Form 401 to all residents with past-due rent between March 2020 and July 2021, no later than July 31, 2021. ■ Notice may be provided via Personal service, substituted service, post and mail, or via U.S. mail. For U.S. mail, housing providers should mail no later than July 26. (This date includes the required additional five days allowance for mailing.) • Use updated 15-Day Notice to Pay or Quit (Form 403) effective July 1, 2021. Use for rental arrears due July 1 through September 30, 2021. • Include Declaration of COVID-19 Related Financial Distress, updated Form 299, with Form 403. (Note this form was updated as of June 30, 2021.) • Tenants must pay 25% of past due rent by September 30 to avoid eviction. • Modified 3-Day to Pay or Quit Process effective October 1, 2021, through March 31, 2022. • Court actions to recover COVID-19 rental debt may begin November 1, 2021. • Rental Assistance payments will increase to cover 100%. • If you have already received 80% of rental assistance you do not need to reapply to receive the remaining 20% rent owed. The payment will be processed automatically. FULL DETAILS AB 832 extends the existing state law regarding

By: Southern California Rental Housing Association non-payment of rent as a result of COVID-19 and associated eviction protections. The existing process of delivering a 15-Day Notice to Pay or Quit along with a Declaration form is extended through September 30, 2021 for rent due during the “Transition Period” (September 1, 2020 – September 30, 2021). EVICTION PROTECTIONS/NOTICING • Extends, until September 30, 2021, COVID-19 unlawful detainer (eviction) protections established originally by AB 3088 and extended by SB 91. • Provides that tenants who attest to experiencing COVID-19 financial distress during the transition time period cannot be: o Found guilty of unlawful detainer for nonpayment of rent or other financial obligations under the tenancy prior to October 1, 2021; and o Subject to an unlawful detainer action for the transition time period rent if, by September 30, 2021, they pay 25% of missed rent and other financial obligations under the tenancy which accrued during that period. • Allows unlawful detainer cases based on causes other than non-payment of rent or other financial obligations under the tenancy to be brought as long as the basis for terminating the tenancy is one of the following: o An at-fault just cause for eviction, as defined in Civil Code Section 1946.2(b)(1); or o A no-fault just cause for eviction, as defined in Civil Code Section 1946.2(b)(2), except that specified extra conditions apply to unlawful detainer cases based on intent to demolish or to substantially remodel the residential real property. o PLEASE NOTE: San Diego County Ordinance in effect until August 15 prevents termination of tenancy and eviction unless a tenant is an “imminent health and safety threat.” Contact July 2021 socalrha.org | 23

your legal counsel if you wish to pursue an Unlawful Detainer. • Extends preemption of local city and county nonpayment eviction ordinances through March 31, 2022, continuing the policy of prohibiting changes to local non-payment eviction rules after August 19, 2020. • Makes permanent the policy of providing limited access to the court file (i.e., “masking”) for Unlawful detainer cases filed between March 4, 2020, and September 30, 2021, based on alleged nonpayment of rent; and Actions to recover COVID-19 rental debt. • Extends, until October 1, 2021, the temporary prohibition on landlords selling or assigning a tenant’s COVID-19 rental debt and establishes a permanent prohibition on selling or assigning a tenant’s COVID-19 rental debt if the person’s household income was at or below 80% of the area median income (AMI) for the 2020 or 2021 calendar year. Effective October 1, 2021, under the COVID-19 Rental Housing Recovery Act, the content of notices demanding that a residential tenant (including a mobilehome park tenant) either pay COVID-19 recovery period rental debt or vacate the premises

(3-Day to Pay or Quit), is altered in the following ways: • The notice must provide tenants at least 3 days (excluding Saturdays, Sundays, and other judicial holidays) to pay the amount due or vacate. • The notice must include specified language informing the tenant about how to apply for rental assistance, including a telephone number that the tenant may call and a website that the tenant may access in order to start an application for government rental assistance. • The notice must include the following warning: “DO NOT DELAY! IF YOU DO NOT COMPLETE YOUR APPLICATION FOR RENTAL ASSISTANCE WITHIN 15 BUSINESS DAYS, YOUR LANDLORD MAY BE ABLE TO SUE TO OBTAIN A COURT ORDER FOR YOUR EVICTION.” • Requires any landlord who negotiated a rental agreement in Spanish, Chinese, Tagalog, Vietnamese, or Korean to provide the tenant with the notice under 11) in that language. Also requires the Business, Consumer Services, and Housing Agency to make available on its website an official translation of the notice into these languages, no later than September 15, 2021. https://housing.ca.gov/ • Between October 1, 2021, and March 31, 2022,

HEALTHY HOMES BROCHURE Studies show a home that is well-maintained is a healthy home. Your residents are a key partner in caring for the property.

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24 | Southern California Rental Housing Association Rental Advisor July 2021

Visit socalrha.org and login to the Member Portal to download the Health Homes Brochure to share with your residents.

the following procedures should be used for any unlawful detainer action for recovery of residential real property due to nonpayment of rental debt that accumulated due to COVID-19 hardship: o No summons may be issued unless a landlord files one of the following: ■ A statement, under penalty of perjury, that the landlord completed an application for government rental assistance to cover the amount demanded from the tenants in the case, and that the application was denied; and (2) a copy of the final decision from the pertinent government rental assistance program denying the application. ■ A statement, under penalty of perjury, verifying that all of the following are true: • Before filing the complaint, the landlord submitted a completed application for rental assistance to the pertinent governmental rental assistance program to cover the rental debt demanded from the defendants in the case. A “completed application” is defined under the Health and Safety Code as one in which the applicant has provided all necessary contact information and documentation required for a government rental assistance program to initiate a review of the application for eligibility. • 20 days have passed since the later of (1) the date the landlord submitted the application or (2) the date the landlord served the tenant with the three-day notice to pay rent or vacate that is the basis of the unlawful detainer case. • The landlord has not received notice or obtained verification from the pertinent government rental assistance program indicating that the tenant has submitted a completed application for rental assistance to cover the rental debt demanded in the case. • The landlord has received no communication from the tenant that the tenant has applied for government rental assistance to cover the rental debt demanded in the case. ■ A statement, under penalty of perjury, that the rental debt demanded in the complaint accumulated under a tenancy that was initially established on or after October 1, 2021. A summons that issues on a complaint based on this statement is not subject to the requirements of the COVID-19 Rental Housing Recovery Act. • The court may not issue a judgment or default judgment for unlawful detainer unless the court reviews the pleadings and evidence and finds that

the requirements were satisfied. In any contested case, the landlord has the burden of proving these requirements were met. • For rental debt that accumulated due to COVID-19 hardship that was incurred on or after October 1, 2021, and before March 31, 2022, a landlord must be compensated for all of the unpaid rent demanded in the notice that forms the basis of the complaint. • For rental debt that accumulated due to COVID-19 hardship that was incurred on or after September 1, 2020, and before September 30, 2021, a landlord must be provided 25% of the unpaid rent demanded in the notice that forms the basis of the complaint. • Establishes a process for a tenant to avoid forfeiting their lease or rental agreement. The tenant may initiate this process by submitting verification to the court that a government rental assistance program has approved an application for rental assistance, corresponding to all or part of the rental debt demanded in an unlawful detainer complaint. The verification must be submitted before the property is restored to the landlord. In the case of partial rental assistance, the tenant must make the additional payments necessary to satisfy the full amount of rental debt demanded in the complaint. If, after a hearing, the court determines that the necessary conditions have been met, then it must grant the tenant’s application for relief, set aside any judgment in the case, and dismiss the case. • Sunsets the provisions of the COVID-19 Rental Housing Recovery Act effective September 30, 2024. RENTAL ASSISTANCE • Eliminates the requirement that a landlord must accept 80% payment and forgive the remaining 20% of a tenant’s rental debt as a condition of receiving assistance and instead provides 100% payment of an eligible tenant’s missed rent since April 1, 2020. • Increases rental assistance payments to tenants whose landlords refuse to participate in the program from the existing 25% to instead cover 100% of an eligible tenant’s missed rent since April 1, 2020. o Specifies that, if payment is provided directly to a tenant, the tenant must provide the full amount of rental arrears to the landlord in full within 15 business days of receiving the funds. o Provides that, if a tenant receiving payment does not provide payment in the timeline specified, the landlord may charge a late fee not to exceed the amount charged for one late rental payment under the Continued on page 27>>> July 2021 socalrha.org | 25

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<<<Continued from page 27 terms of the lease or rental agreement. Further specifies that failure to pay the late fee shall not be grounds for an unlawful detainer. • Automatically applies the 100% payment provisions to tenants and landlords who already received rental assistance funds. • Allows rental assistance payments to cover rent debt in situations where a tenant no longer occupies the residential unit and prioritizes the provision of such payments to cases where the tenant’s landlord agrees to participate and receive payment. • Requires all rental assistance programs, by September 15, 2021, to include the capacity to provide landlords, tenants, and the courts with specified information about rental assistance applications. DEFINITIONS: • “Rental debt” means unpaid rent or other unpaid financial obligation of a tenant that has come due. • “COVID-19 rental debt” means unpaid rent or any other unpaid financial obligation under a tenancy that came due between March 1, 2020, and September 30, 2021. • “COVID-19 recovery period rental debt” means rental debt of a tenant that came due between October 1, 2021, and March 31, 2022. • “Rental debt that accumulated due to COVID-19 hardship” means COVID-19 rental debt, COVID-19 recovery period rental debt, or a combination of both, if it accumulated during a tenancy initially established before October 1, 2021. For purposes of this definition, a tenancy is deemed to have been initially established when the tenant first lawfully occupied the premises. • “Government rental assistance program” means any rental assistance program authorized pursuant to the Health and Safety Code provisions that establish the State Rental Assistance Program. • “Pertinent government rental assistance program” means a government rental assistance program for the city, county, or city and county in which the property at issue is located. • “Approved application” means an application for rental assistance for which a government rental assistance program has verified the applicant’s eligibility, and the requested funds have been obligated to be paid to the applicant. • “Final decision” means that a government rental assistance program has made either of the

following determinations regarding an application for rental assistance: the application is an approved application, or the application has been denied for any of the following three reasons: o The tenant is not eligible for government rental assistance. o The government rental assistance program no longer has sufficient rental assistance funds to approve the application. o The application remains incomplete for 15 days (excluding Saturdays, Sundays, and other judicial holidays) after the landlord properly completed the portion of the application that was the landlord’s responsibility, due to the tenant’s failure to properly complete the portion of the application that is the tenant’s responsibility. o The following outcomes are excluded from the definition of “final decision”: o Rejection of an application as either incomplete or improperly completed by the landlord. o Notification that an application is temporarily pending further action by the government rental assistance program or the applicant. o Notification that the landlord applied to the wrong government rental assistance program for the property or rental debt at issue. This information is also available on our website at socalrha.org. Bookmark our website and sign up for our emails to receive the latest updates on legislative issues impacting the rental housing industry.

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

socalrha.org

July 2021 socalrha.org | 27

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

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30 | Southern California Rental Housing Association Rental Advisor July 2021

Get to Know

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The Rex household is typically the hub for the holidays, family gatherings, Sunday BBQs, and pool time in the summer. We love hosting family and friends, Rex said. Rex is most passionate about food and enjoys cooking. Abigail Rex has worked for American Assets Trust for almost four years, currently serving as their Director of Multifamily. Rex has been involved with SCRHA for the past 10 years and now serves at the board level as presidentelect for the association.

“I can’t bake, but I love to cook savory foods,” said Rex. “I can taste something once, without knowing the ingredients, and I can pick up on the spices and flavors and do a pretty close recreation.”.

A few things you may not know about Rex: she is fluent in Spanish, she is a clean freak and always Rex was born in Yuma, Ariz. Her father served in the military which travels with her own pillow and prompted their move to San Diego, blanket, and she is petrified of snakes. and she has called it home ever since. Rex is married, has a son “When I was early in property who is a sophomore at UCLA, and management doing unit has a feisty, one-year-old Belgian inspections, that was always the Malinois pup named Kona. first thing I’d ask… do you have any reptiles? If so, I’m staying “I grew up in South Bay and we behind,” said Rex. are very close to our families,” Rex said. “They all live within a 10-mile radius which allows us not When it comes to her bucket list, Rex has some adventurous goals. only to have family nearby, but I also love hanging out with my “I’d like to go bungee jumping or nieces and nephew.”

skydiving with my son,” Rex said. “I would love to go to the Maldives and cliff jumping in Hawaii. I can’t really say that I’m an adrenaline person, in some areas I’m very risk-averse, but in others, I’m like let’s just do it,” she explained. One of Rex’s proudest achievements has come from her 25-year career as a rental housing provider. “I’m past chapter president for IREM San Diego and that was something that I never thought I would be,” Rex said. “It’s something I’d dreamt about, but

July 2021 socalrha.org | 31

never actually thought would happen. And now, transitioning to SCRHA, I never thought I would be an officer on the board.” Those experiences have given Rex great leadership development skills. “I hope it gives my team members something to look forward to for themselves,” explained Rex. “I want to be a leader for the industry and a mentor for my team. Serving, leading, and learning in our industry has been a great accomplishment.” Rex feels blessed to work for Ernest Rady, CEO of American Assets Trust. Rady is someone she has come to admire deeply since joining their team. “He (Rady) is a philanthropist in San Diego, and I am so lucky to

work for him and his company,” Rex said. “He does so much good for the community and for San Diegans. I enjoy learning from him and his perspective on business and life.” Rex offered one piece of advice, in particular, that has stuck with her through the years. “The speed of the leader, the speed of the pack,” Rex said, describing a quote Rady once shared with her. “That has resonated with me and it’s something I share with my own team members because it’s true,” said Rex. “As a leader, I need to be in front of everything- I need to be well versed, well trained, and understand what is going on in the industry, not waiting for opportunities to fall into my lap.”

32 | Southern California Rental Housing Association Rental Advisor July 2021

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34 | Southern California Rental Housing Association Rental Advisor July 2021

California Laws Regarding Mandatory Commercial and Multifamily Organic Recycling By: Southern California Rental Housing Association

SUMMARY California enacted the California Global Warming Solutions Act in 2006 to significantly reduce or possibly eliminate greenhouse gas emissions coming from manmade sources. California enacted laws in subsequent years to promote, educate and require businesses and multifamily properties to adopt recycling practices. California State Government enacted several bills AB 341, AB 1826 and SB 1383 requiring local governments, businesses and multifamily properties with 5 or more dwelling units to arrange for recycling services for organic and solid wastes. In 2016, California enacted additional targets to reduce greenhouse gases even further. In 2018, SB 1383 was enacted to set new goals to significantly reduce emissions of “Short-Lived Climate Pollutants” (SCLP) by requiring the state to reduce organic waste disposal and increase consumption of surplus food by 2025. Beginning in 2022, all local jurisdictions must provide collection services

to recycle organic waste to businesses and residents and are required to use recycled organic material. Multifamily properties with 5 or more units will be required to participate in curbside organic recycling programs and provide an adequate number of bins for employees and tenants or participate in composting or collection activity programs. Multifamily properties must provide information to tenants and ensure waste is properly sorted into the correct containers.

State law defines organic waste as food waste, food-soiled paper, green waste, landscape and pruning waste, and non-treated, hazardous wood waste. Non-food organic waste is green waste, landscape and pruning waste, and nonhazardous wood waste. Any business, commercial or public entity, including multifamily dwellings of five or more units, that generates solid waste is subject to the state’s mandatory organic recycling rules (PRC Section 42649.1).

BACKGROUND According to California's Department of Resources Recycling and Recovery (CalRecycle), California disposes approximately 30 million tons of waste in landfills each year, more than 30 percent could be recycled for compost or mulch, or even used as a source for alternative fuels. Mandatory recycling of organic waste is one step to help California achieve its recycling and greenhouse gas (GHG) emission goals under AB 32, California Global Warming Solutions Act of 2006.

AB 341 AB 341 (Chesbro), enacted in 2011, requires local and state governments and private entities to recycle solid waste and expand recycling services and facilities in California. Businesses, governments, public facilities, multifamily residential properties producing four or more cubic yards of commercial solid waste per week must recycle organic services through composting or reuse or make services available to have recyclable materials to be recycled. July 2021 socalrha.org | 35

• July 1, 2012, Local Jurisdiction Commercial Recycling Program Implementation: All jurisdictions must enact education, outreach and monitoring programs focused on recycling.

• August 2014, CalRecycle Review: CalRecycle must begin reviewing progress reports submitted by jurisdictions every two or four years depending on each jurisdiction’s review status.

• July 1, 2012, Commercial Recycling Requirements: Beginning July 1, 2012, businesses, and multifamily residential properties with 5 or more units producing four cubic yards or more of commercial solid waste per week must recycle or make such services available.

• July 1, 2020, Commercial Recycling Requirements: Beginning July 1, 2020, AB 341 and AB 1826 require businesses under the law to provide organics and recycling containers on site to collect waste generated on its premises (AB 827, McCarty). Containers must be visible, clearly marked, and placed next to trash containers.

• August 2013, Jurisdiction Annual Reports: Jurisdictions must provide an annual progress report to the state to report the status of commercial recycling, education, outreach and monitoring programs, and provide the progress report electronically under Section 41821.

AB 1826 AB 1826 (Chesbro), signed into law October 2014, took effect in April 2016 phasing in new recycling requirements for organic materials over the next five years for businesses and multifamily

properties. Businesses and multifamily properties with 5 or more dwelling units that generate enough solid waste per week must arrange for recycling services for organic waste. AB 1826 requires the following: • January 1, 2016 - City and County governments must adopt organic waste recycling programs. Local governments must identify, educate, and inform businesses on how to recycle organic waste. • April 1, 2016 - Multifamily dwellings generating 8 cubic yards of non-food organic waste must arrange for organic waste recycling. • January 1, 2017 - Multifamily dwellings generating 4 cubic yards of non-food organic waste must arrange for organic waste recycling. "SCRHA has been a very important organization for Newman Windows and Doors. SCRHA allows me to directly meet and work with Property Managers and other valuable Suppliers in a casual setting by getting involved in committees and events. SCRHA has also been a forum to learn about the updates and changes in the industry. The connections and relationships that the SCRHA has allowed me to make are priceless." Alexandra Casciato, Newman Windows & Doors

36 | Southern California Rental Housing Association Rental Advisor July 2021

• August 1, 2017 - Jurisdictions must provide an annual report of their organic waste recycling programs and submit it to CalRecycle. • Fall 2018 - After the annual reports have been submitted by August 1, 2018, CalRecycle must perform a formal 2-year review of city and county governments. • January 1, 2019 - Multifamily dwellings generating 4 cubic yards of solid waste per week must arrange for organic waste recycling services for green waste, landscape and pruning waste, nonhazardous wood waste. • January 1, 2020 - After its first 2-year review, if CalRecycle determines that the disposal of organic waste has not been reduced by 50 percent statewide by 2014 levels, businesses that generate 2 cubic yards or more a week must recycle its organic waste. If the 50 percent reduction target continues to be unmet, then state may remove additional exemptions from homes and businesses. • September 2020 – CalRecycle in September 2020 performed an evaluation of its two- and fouryear review cycles. The agency determined that all businesses producing 1 or more cubic yards of organic waste a week must recycle organic waste. • January 1, 2022 – All businesses are required to recycle organics under no exceptions; however, a city or county with a population of 70,000 or less people can apply for an exemption. SB 1383 SB 1383 (Lara) was enacted in 2016

to reduce the creation of shortlived climate pollutants more potent than carbon dioxide. The law increases the percentage of organic material to be recycled or reused and increases requirements for surplus food not to be thrown away. Disposal of organic material is to be reduced 50 percent by 2020 and 75 percent by 2025. Businesses will be required to donate 20 percent of its unused surplus food to food banks to be consumed rather than discarded as waste. SB 1383 goes into effect January 1, 2022. Under SB 1383, local jurisdictions must provide information about self-hauling requirements to businesses, residences or properties that decide to self-haul their organic waste. Businesses, multifamily properties and singlefamily residences must follow new collection and recycling requirements. Single-family homes and Multifamily Residences with 4 or less units • Must subscribe and participate in their jurisdiction’s curbside collection service. • Must properly sort their organic waste and discard into the proper containers. Multifamily Complexes and Residents • Owners or Managers of multifamily properties must provide information about organic waste collection service to tenants and employees. • Owners and Managers must provide an adequate number and correctly sized and colored containers that must be visible,

conveniently located, and clearly marked with correct markings. • Each year, managers and owners must educate tenants and employees on how to properly sort waste into the correct bins and provide tenants notice on how to sort organic waste properly to tenants within 14 days of their occupancy. • Residents also must properly sort their waste into the proper containers. Commercial property and Businesses • Business and Commercial Property also must enroll and participate in their jurisdiction’s organic recycling programs. • Commercial properties and businesses that choose to self-haul must follow protocols regarding disposal of organic waste to a composting facility or participate in community composting or collection programs. • Employees, tenants, customers are responsible for properly sorting waste into the appropriate containers. • Businesses and commercial properties will be responsible for placing proper bin containers in locations where waste containers are already placed on the property with exception of restrooms. • Businesses that typically do not produce organic waste on the property that would be collected on the property do not have to provide a specific bin container. For more information and updates about city or county July 2021 socalrha.org | 37

organic recycling requirements and which food stuff/organic material must be recycled, contact the jurisdiction where your property is located and refer to their waste hauler for more information. Members can visit the following webpages for more information about CalRecycle’s Organics Recycling programs, • AB 1826, https://www.calrecycle. ca.gov/Recycle/Commercial/ Organics/ • AB 341, https://www.calrecycle. ca.gov/recycle/commercial • SB 1383, https://www.calrecycle. ca.gov/organics/slcp To download and print brochures, use template emails, proper signage, and posters to inform employees and tenants, please visit: https://www.calrecycle. ca.gov/recycle/commercial/

organics/prtoolkit. Additional links to City/County organic recycling programs: • City of San Diego, Environmental Services Department: https://www.sandiego.gov/ environmental-services/recycling. • County of San Diego, Solid Waste Planning & Recycling: https://www.sandiegocounty.gov/ content/sdc/dpw/recycling.html. • County of Riverside, Department of Waste Resources: Commercial Recycling, https:// www.rcwaste.org/business/ recycling/more. Residential Recycling, https:// www.rcwaste.org/residential/ recycling. • County of Imperial, Imperial Valley Resource Management Agency, http://www.ivrma.org/. This is a white paper published by Southern California Rental Housing

38 | Southern California Rental Housing Association Rental Advisor July 2021

Association. Access to our full library of white papers are available to members on our website, socalrha.org.

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of July and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. 1968 Clairemont Rental Properties 1999 Adriano DaSilva, Jr. 1968 Katherine L. Ries 1999 Carl Venstrom 1969 La Casa Bonita Apartments 1999 Pajak Properties 1970 James and Mary Sue Hamilton 2000 Caren Urtasun 1972 Mary Ann Taylor 2000 Joe Gorst| Richard Nelson 1972 Sue and Vince Cooke 2000 Judy Malone 1975 Marshall Wilson 2001 Chris Russo 1977 Ben Gallardo 2002 AFJR Partnership 1977 Pacific Realty Sales & Management 2002 Korabeck Properties, LLC 1977 Steven Norman 2002 Lynn Adams 1978 Linda Cocking 2003 NPM Staffing an InterSolutions Company 1978 Robert and Rita Konczalski 2003 Workright Property Services Inc 1979 Lockwood Family Trust 2004 Ronald Endeman 1979 Tom LeDuc 2004 Keith Meeker 1980 Jaswant Toor 2004 Lance Faucett 1981 Ilda Molé 2004 Robert Brooks 1982 Park La Jolla Apartments 2004 Villa Gardens AMFLP 1984 Klein Family Trust 2005 David and Daniel Baumgartner 1986 David and Susan LaRose 2005 Henry M. Miller 1986 LaBahn's Landscaping 2005 Island Guy Properties 1987 Juniper Management 2005 Josie Hill 1987 Pacific View Companies, Inc. 2005 Michael Pelloth 1989 Guava Gardens Apartments 2005 The Stratton | Fairfield Residential 1990 Pacific Commercial Management, Inc 2006 Jangan California Properties, LLC 1990 Nancy Biberacher 2006 Solomon's Mine, LLC 1990 Sid's Carpet Barn, Inc. 2008 Glen J. Honig & Norman Weitzberg 1991 Olga Porteous 2008 Rich and Tammy Gildersleeve 1993 Carol G. Swartz/Percy Myers 2009 Kevin Fayad Real Estate Services 1994 PCF Properties 2009 Margherita Cianflone 1994 Suzanne Demong 2009 New Way Landscape and Tree Service 1995 JHB California Properties, LLC 2010 Dorance and Brenda Aldridge 1997 Apartments.com 2010 Martin D. Coyne 1997 Daniel Pei 2010 Ruth Upton Trust 1997 Mark Maeder 2010 Stelco Investments, Inc. 1997 Walsh Properties 2010 Susan Miller 1997 A & C International 2011 ASV Management 1998 Kevin Swartzberg 2011 Gloria Miller 1998 Sam's Heating and Air Conditioning, Inc. 2011 Opal Street 1998 Sue A. Daugherty

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

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Landlord/Tenant

Questions and Answers By Ted Kimball, Esq., Kimball, Tirey & St. John LLP

Are email communications between tenant and landlord admissible in court?

diligent attempts to relet the property.

Yes, emails can be admitted into evidence (if all rules of evidence are met), but emails should not be used to serve notices (other than as specifically allowed by law).

When a month-to-month resident decides to vacate without any notice, do the owners have the right to charge for thirty days after the move-out to comply with their month-to-month agreement?

Yes, you can charge up to the time the premises are relet or thirty days from the date of their departure, whichever occurs first, so long as you make

Our tenant gave a Thirty Day Notice of Termination, intending to move out on the 10th of the next month. Since the rent was due on the first of the month, can we require the tenant to have given thirty days’ notice on the first of the month?

Once you are on a monthto-month tenancy, either party can terminate it by serving a Thirty Day Notice at any time. They are, however, responsible for the rent up to the date the Thirty Day Notice expires, so they would owe pro rata rent for the following month.

I had to go through an eviction to regain possession

of one of my rentals. I also received a judgment for the rent, court costs and my attorneys’ fees. How can I collect this judgment? Do I have to go back to court?

The law provides for a variety of ways to collect the judgment. Recording an abstract of judgment, wage garnishments, bank levies, attachment of personal property and judgment debtor examinations are formal ways to collect monetary judgments. Receiving accurate information on the rental application allows optimal opportunity to collect.

One of my tenants vacated the property and left his roommate behind. Both signed the rental agreement and now the tenant who vacated is demanding July 2021 socalrha.org | 45

his share of the security deposit be returned to him. Is he right? What should I do?

You are not required to return or account for the use of the security deposit until you regain possession of the property after all of the tenants have vacated. California requires the deposit be accounted for in writing and sent to the last known address of the tenants no later than 21 days following the return of possession unless the lease requires an earlier time frame. The tenant who vacated early should work out an arrangement with his former roommate. You are under no obligation to account for the deposit at this time.

A tenant has left a lot of personal property after vacating. How do I know if the value of the items left behind?

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

You can call a third party appraiser. Alternatively, you can research what comparable items sell for in the community. Research the replacement value, not the cost of purchasing a new item.

My husband and I had San Diego rentals for 35 years. He did all maintenance on weekends. I took care of tenants and vacancies. I especially looked out for single moms with children to have a safe home environment. Suddenly my spouse was let go by a huge company downsizing. Age 55! We had planned ahead. Rental income property was a major part of our plan. SCRHA Independent Owner Member, 2020

My company policy is to have the computer system print notices to pay rent or quit that just state who is to receive payment, but there is no blue ink signature. Does this make them invalid?

California law requires that a person be named as agent for receiving payment in person on the notice, the address, telephone number, and hours/ days of availability of this person be provided, but there is no requirement that this person sign the notice. However, it is a good

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48 | Southern California Rental Housing Association Rental Advisor July 2021

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50 | Southern California Rental Housing Association Rental Advisor July 2021

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp..............(858)610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Asset Property Management...(858)560-9363 Award Property Mgmt................... (619)471-1755 B 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 Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 CBRE Multifamily..........................(619) 572-7727 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management...................... ...................................................... (760) 758-6000

Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 July 2021 socalrha.org | 51

Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768

The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. (951) 894-2439 W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467

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

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

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

Business Directory

SUPPLIER MEMBERS Advertising & Marketing

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

Air Conditioning

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

Apartment Brokerage/Sales

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

Cable Television

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

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

Carpet Cleaning

Financial Services

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

Carpet Sales & Flooring

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

Cleaning & Janitorial Services

Collections

Appliance Parts & Repair

Construction and Remodeling

Asphalt & Asphalt Maintenance

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

Attorneys-At-Law

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

Backflow Testing

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

Banks

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

Bathroom Refinishing

American Bathtub Refinishers.......... (619) 265-9200 Citiwide Restoration............................... (858) 231-2801

Bathroom Remodeling & Refinishing

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

Bathtub Liners

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

Bed Bug Services

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

Bee Removal

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

Blinds

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

Boiler Repair

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

Brokerage

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

Cabinet and Countertops

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

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

Floor Coverings

Appliance Maintenance & Repair

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

Fitness Equipment & Sales

Coin-Operated Laundry Equipment

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

Appliance Sales

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

Flood Damage

Appliance Leasing

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

Fire Equipment Sales & Service

Atlas Property Service......................... (858) 386-4578 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495

Abode Services Network, LLC............(858) 333-7654

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

Kimball, Tirey & St. John LLP................ (619) 234-1690 Gafcon, Inc...............................................(858) 875-0010 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 Workright Property Services Inc.......... (858) 751-6312

Construction Management

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

Courtesy Patrol

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

Deck Coating

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

Drain & Sewer Cleaning

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

Education

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

Electrical Contractors

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

Electronic Key Access

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

Emergency Service Flood/Fire

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

Employment Agency

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

Environmental: Asbestos/Lead/ Mold

American Technologies Inc ★●▲....... (619) 458-5979 CVE San Diego (Environmental)......... (619) 323-6330 FACS ★●▲................................................(510) 266-4600 Superior Abatement Services, Inc.....(844) 583-3278

Evictions

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

Exterminators

Citiwide Restoration............................... (858) 231-2801 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928 Bonded Inc.............................................. (858) 576-8400 Capitol Carpet Floors ★●▲...................(818) 464-6637 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

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

General Contractors

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

Heating & Air Conditioning

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

Insurance

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

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection

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

Lenders

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

July 2021 socalrha.org | 53

Locksmith

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

Maintenance & Repair

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

Maintenance Supply

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

Real Estate

ACI Apartments...................................... (619) 299-3000 Elden Realty Advisors, Inc......................(858) 692-1771 Nodard Investments Inc....................... (619) 742-9269 Voit Real Estate Services................... (858) 453-0505

Surface Repair

Surface Experts Central San Diego Company.............. .................................................................... (858) 926-4041

Telephone Services

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

Tenant Screening

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

Remote Video Monitoring

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

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

Market Research

Renovations & Remodeling

Termite Control & Repair

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

Mold Inspections & Remediation

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

Mystery Shopping

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

Paint Manufacturers & Supplies

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

Renters Insurance

Assurant................................................... (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

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

Resident Retention

Painting

Resident Surveys

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 Done-Rite Painting Inc............................(619) 977-0241 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200 Straitline Painting, Inc............................ (619) 770-8662

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

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

Sanitization and Disinfecting Services

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

Roofing

ADCO Roofing & Waterproofing ★●▲............................. ....................................................................(949) 374-4580 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Guardian Roofs Energy Solutions........(714) 633-3619 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

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

Sanitization & Disinfecting Services

Pest Control

Security Deposit

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

Plumbing

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

Plumbing Supplies

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

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

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

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

Security Services

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

Seismic Retrofit

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

Property Management Software

Smart Technology

Buyers Access.........................................(800) 445-9169

Ratio Utility Billing Systems

Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

BIO-ONE - Poway/Oceanside/Chula Vista..................... .................................................................... (858) 261-4527

Tree Services

Arborwell................................................. (888) 969-8733

Water Conservation

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

Water Damage Restoration

Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802

Water Heaters

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

Window Coverings

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

Windows

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

Security Guard Patrol

Sewer & Drain Line Video

Purchasing

Towing Services

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

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

AppFolio.................................................. (866) 648-1536 Yardi Systems...................................... (805) 699-2040

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

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

Slab Leaks

Air Temperature Specialists................(888) 588-1602 ADT Smart Communities........................(714) 858-1344 Nortek Security & Control..................... (818) 661-9937 The Property App Company...............(858) 444-7766

Submetering / Billing Services

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027

54 | Southern California Rental Housing Association Rental Advisor July 2021

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

Find products and services from trusted SCRHA Supplier members with our Business Directory. If you have a favorite Supplier not listed in our directory, share them with our team at membership@socalrha.org.

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

ADVERTISER Index 1031 Exchange IBC Kay Properties & Investments (855) 899-4597 15 1031 Capital Solutions (949) 887-4627

Pest Control BC Corky's Pest Control (800) 333-7138 IFC That Guy 844.484.2848

Apartment Brokerage & Sales 10 Doug Taber CCIM - Rental Housing Broker (619) 483-1031

Property Management Software 26 Yardi (800) 866-1144

Bathroom Remodeling 16 American Bathtub Refinishers (619) 265-9200

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

Coin Operated Laundry Equipment 50 WASH Multifamily Laundry Systems (858) 279-1234

Tenant Screening 18 & 48 Infolink Resident Screening (888) 762.7313

Concrete Services 50 Precision Trip Hazard Removal (760) 658-6116

Towing 39 Western Towing (619) 297-8697

Deck Coatings & Waterproofing 11 Life Deck Coating Installations (619) 262-8600 24 Medrano (619) 264-3434

Utility Billing System 30 Livable (877) 789-6027

Electrical Contractors 22 Kennedy Electric (619) 464-6568

Windows 27 Newman Replacement Windows (760) 764-4553

General Contractors 46 Pacific Coast Construction (760) 298-3170

56 | Southern California Rental Housing Association Rental Advisor July 2021

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

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Southern California Rental Housing Association Rental Advisor Magazine - July Issue

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