Southern California Rental Housing Association Rental Advisor Magazine

Preparing Your Property...

Spring Edition

March 2021

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CONTENTS MARCH 2021

Industry Voices 7 Beware! Rats Cause Chaos

17 Legal Q & A

21 Curb Appeal Best Practices

33 Utility Rate Increases on the Horizon in 2021

Nancy Schaible, Corky's Pest Control Property Maintenance

National Apartment Association Property Maintenance

37 Towing Parked Vehicles from Private Property

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

Emily Landes, Livable Energy Conservation

SCRHA Property Operations

In Every Issue 3 4 9 13 28

President’s Message Executive Director’s Message Regional Legislative Update Capitol News 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 Danielle Munoz, Sunrise 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

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 Sarah Hoverson, Livable

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

G. Wesley Harker

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.

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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

We need your voice...

L

ate in January, SCRHA Board of Directors and other key volunteers spent the day together (virtually!) discussing the value of membership and why we choose to engage with each other and with our membership. Overwhelmingly, the message that resounded was this: With the SCRHA, you are not alone. Let us be your guide and support for operational advice, forms, and education. Let us be your voice in advocacy at the local, state, and national arenas. All involved in the discussion value the information we receive and the information we share as a result of our engagement with the Association.

In my message last month, I highlighted some of the state and local issues the SCRHA is tackling this year and why it is important that we share your messages and concerns with elected officials.

Since January, SCRHA staff and volunteers, including myself, have met with numerous elected representatives sharing the importance of our housing providers and product/service suppliers to the community and the economy.

It is important that housing providers’ stories be told and it is important who tells the story. We will have many more upcoming meetings sharing your passion for housing people, but we need your help. Who else than you to better explain your personal experience as members of the housing provider community?

I want to listen to your personal struggles coping with eviction moratoriums, about the challenges within the present system and difficulties maintaining your properties under the circumstances. And we need your voice in telling your elected representatives how their decisions affect you and your residents.

I recently attended a meeting with a San Diego City Council Member to discuss San Diego’s policies affecting the rental housing community, and more than a dozen SCRHA members and staff attended the meeting to share their story and be there for support.

We had a diverse group of independent owners, property managers and companies that support the rental housing community to explain that we are partners in housing people, not adversaries.

Our members’ presence made an impact on the council member – Imagine if we had you and other members attend that meeting and others like it. Our message grows stronger each time an email is sent, a phone call is made, or when our members who represent the rental housing community meet with an elected or government representative. Be engaged with us!

Please contact me and the SCRHA if you have been in contact with your elected representatives. Let us know why you contacted them and if the issue remains unresolved. Your personal experience will help us better communicate with government and the community. Even if you do not have time to meet with your elected leaders, please explain to your neighbors and friends why housing providers and businesses that support providers are so important to the community at-large.

Paraphrasing what SCRHA Executive Director Alan Pentico often says, “If we are not at the table, we end up on the menu.” That is why it is so important we have your help. If we don’t participate, others will assume that we won’t mind what happens to us.

Email SCRHA at info@socalrha.org to share your experience. Your voice, your message is too important not to be shared.

Thank you for your membership and engagement with us in your role as a rental housing provider.

March 2021 socalrha.org | 3

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

How can we help?

I

am keeping my message short and simple this month by asking every member two questions: How are you doing? This is not a rhetorical question, I am seriously asking every member, how are you doing? Next question, what is the most valuable thing SCRHA can do for your business or property right now?

We hope you will respond by telling us what you need from the SCRHA at this time. We also strongly encourage you to share your rental housing or business operations experiences with us.

Please email me at apentico@socalrha.org to share your thoughts or if you would like to schedule a 10-minute phone call. I will respond with a link to schedule an appointment.

Thank you for being an SCRHA member and supporting the rental housing community.

Thank you for your service to SCRHA! The Southern California Rental Housing Association (SCRHA) would like to say a special thank you to Robert Vallera for his many years of service. Robert was a dedicated volunteer for many years before becoming the 1996 Association President. He has continued to support the industry since that time and has lent his talents to many SCRHA efforts.

He recently stepped away from the SCRHA Political Action Committee after serving as a trustee for nearly 30 years. Robert remains active in the industry and SCRHA looks forward to continuing to partner with Robert on industry events like the annual Apartment Perspective.

Thank you for all you have done and will continue to do, Robert.

4 | Southern California Rental Housing Association Rental Advisor March 2021

March 2021 socalrha.org | 5

6 | Southern California Rental Housing Association Rental Advisor March 2021

BEWARE!

Rats Are Dirty and Leave Chaos Behind

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By Nancy Schaible, Corky's Pest Control ticks, mites and fleas.

With so many hazards associated with rat (and mice) infestations, and the time-consuming process involved in cleaning up and sanitizing effectively, calling in experts is a very prudent decision.

Rats and mice are constantly urinating and defecating, contaminating every surface they touch. Disease and bacteria are easily tracked across, furniture, appliances, countertops and utensils on their paws and fur.

Professional pest control companies provide comprehensive treatment and exclusion plans and take on the job of restoring healthful living environments.

Unsanitary rat feces, urine, carcasses and other, biohazard, waste, pose real health concerns.

Rats can spread diseases (to humans directly through their feces, urine, saliva or bites. They can also spread diseases indirectly through their, very close friends:

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Rats and even mice can create a ton of damage and a dangerous amount of contamination in a very short time. Cleaning up after them can be a “big” job and a hazardous one to boot. The messes they make are "TOXIC"!

They do all the work so you keep healthy.

If you are experiencing trouble with pests, not only do you need to get rid of the rats and mice, but you'll also need the following services: Exclusion Service: repairs damaged structures and prevents future interior infestations.

© Andybignellphoto | Dreamstime.com

March 2021 socalrha.org | 7

Clean-up and Sanitation Service: gets rid of toxic waste left by rats and mice ensuring a healthy environment.

Air Duct Cleaning Service: is an important part of any rat/mouse cleanup program. Duct cleaning clears the air and makes breathing safe again.

Fact: Extreme caution should be taken before handling rat droppings (mouse droppings) as they carry a number of potentially fatal diseases (ex. Plague, Rat-bite fever, Hantavirus, Salmonellosis etc.) that spread to humans, usually by hand to mouth contact but sometimes through inhalation or direct contact such as a bite.

Dried feces and urine, when disturbed, can get into the air and be readily inhaled. Contaminants from rat debris and dust, including that from old or rat-infested insulation, can work their way into air duct systems and become a part of what you breath, further spreading toxic inhalants.

to try cleaning up the mess. But why take a chance with your health and that of your family.

It can’t be stressed enough that this dangerous operation, be left to the professionals who have all the necessary equipment (masks that prevent the inhalation of dangerous dusts containing viruses and other contaminants, commercial vacuums with hepafilters, industrial cleaning and antibacterial/viral solutions for cleaning up hazardous waste, etc.) to ensure the health and safety of those they serve.

Restoring and maintaining a healthy environment is essential.

Roof/Tree or Black Rat • Inhabits Mostly Suburban Communities • Nests Aboveground Trees, Attics, Dense Vegetation, etc.)

• Slender Body • Soft & Thick Fur • Shades of Brown & Black • Long & Hairless Tail Norway Rats • Inhabits Mostly Industrial Areas • Nests Below Ground (Underground Burrows, Basements, etc.)

• Thick Body • Bristly Fur • Shades of Black with Light Belly • Short & Thick Tail

Some brave souls might want

8 | Southern California Rental Housing Association Rental Advisor March 2021 PCCW_DIR_2014.indd 1

Quick Guide to Identifying Rats

5/16/14 10:43 AM

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REGIONAL

© Hhunlimitedmedia - Dreamstime.com

LEGISLATIVEUPDATE

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San Diego Council Committee Proposes Litany of New Regulations on Rental Properties

In late January, the San Diego City Council Land Use & Housing Committee (LU & H) met to discuss various policy ideas and begin work on their 2021 ‘work plan.” Individual councilmembers submitted memos with ideas ranging from ways to streamline housing construction to creating a rental registry program in the city. SCRHA expressed concerns with many suggestions and offered alternatives wherever possible.

The LU & H Committee adopted a 2021 work plan in February. Fortunately, many of the concepts proposed by councilmembers did not make the final workplan. However, the document includes concepts such as a study on a Vacancy Tax and a ‘Pet-friendly” rental housing ordinance. In previous years, LU&H focused on policies to stimulate housing production such as streamlining the entitlement process for certain housing projects and increasing certain incentives to encourage builders to produce housing for the city’s low-income people and workforce. The authors of the new workplan wanted to go a different direction focusing on equity for San Diegans affected due to the lack of available housing.

Several of the ideas would not only add more layers of regulation on housing providers, but also charge or tax housing providers to fund city housing programs. Under a vacancy tax, the property owner or housing provider would be taxed if the property or unit were vacant. This is something that has existed in Vancouver, Canada for some time where they recently had to increase the tax because the actual impacts were negligible. The proposal is to study the tax for the time, which would ultimately have to go to voters. The pet-friendly ordinance suggested in the work plan is a similar idea to a policy proposed by former council member Chris Ward last year that would prohibit pet bans in rental agreements and expand rental options to tenants who have pets.

SCRHA opposed that proposal and was successful in having support of the idea at council committee dialed back to only apply to subsidized housing.

SCRHA will continue to monitor this policy idea, which for the time being is categorized as a longterm goal.

Other concept proposed the creation of community land trusts, preserving affordable subsidized housing and single room occupancy (SRO) units, policies to increase construction of tiny homes and accessory dwelling units, and encourage residential projects in transit priority areas.

March 2021 socalrha.org | 9

SCRHA’s letter countered that the city council need to focus on policies that help both housing providers and residents such as continuing the emergency rental assistance program, perhaps making the program permanent, or focus on policies that increase and incentivize housing production.

Last January, the City Council approved an extension of eviction moratorium for residents and small businesses affected by the pandemic proposed by San Diego Mayor Todd Gloria. The moratorium applies to residents and certain small businesses that can demonstrate financial hardship as result of the pandemic. The moratorium remains in effect until June 30 or 60 days after the city’s emergency declaration is lifted. However, the statewide eviction law was extended, thereby placing a hold on the effective date of the city ordinance. If the state law expires on June 30 as planned, the city’s moratorium will immediately go into effect on July 1. In early February, it was announced that the city would receive $87.9 million in state and federal money for its emergency rental assistance program.

SCRHA is closely monitoring the situation and has been meeting with the city councilmembers. SCRHA will alert members when or if the concepts will be officially introduced.

New Recycling and Organic Waste Policies to Take Effect in San Diego

Last month, the San Diego City Council unanimously approved several mandates requiring many smaller businesses, apartment properties to recycle and new policies addressing disposal of organic waste. Organic waste are items such as food, untreated wood and yard clippings.

In 2007, San Diego adopted its recycling ordinance aimed to reduce waste from entering San Diego landfills, introducing recycling programs to apartments, businesses and homes. In 2015, San Diego adopted its Zero Waste policy to significantly slash the amount of waste produced in the city with the eventual goal of eliminating all forms of waste from entering the Miramar landfill by 2040.

Meanwhile, California adopted major laws, AB 341 and AB 1826, mandating local government to

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impose recycling and waste diversion for homes and businesses. Taking effect in 2016, AB 1826 requires the state and local governments to reduce the disposal of organics into landfills by 2020. AB 341, beginning in 2014, required the state and local governments to recycle 75 percent of reusable material by 2020. The new requirements and policies are intended to help San Diego comply with another state mandate, SB 1383, which takes effect in 2022 requiring local governments to reduce methane gas emissions substantially.

Small businesses and apartment properties with 5 or less units that produced 2 or less cubic yards of waste a week until recently were exempt from AB 1826 and AB 341 requirements. As a part of another city policy requiring businesses to send more edible food to food banks, businesses must recycle food material and food packaging mixed with food. Single-family homes producing two or more cubic yards of organic waste a week also must recycle food scraps and yard waste.

Only businesses and multifamily properties that produce a half-yard of solid waste or less a week will be exempt under the new rules for the time being.

Southern California Rental Housing Association will be updating its Mandatory Commercial Recycling (MORe) White Paper to reflect the recent changes and once SB 1383 goes into effect in 2022. In January, SCRHA hosted a class on the new recycling requirements with more scheduled in the future.

Visit socalrha.org and look for updates in SCRHA e-newsletters for more information.

using oxygen and releasing methane gas; the new facility will help Solana Beach achieve its climate action goals. EDCO clients can visit, https://solanabeach.edcodisposal.com/, for more information.

Organic Recycling Begins March 1 in Vista

Vista residents can now mix leftover food and organic waste together with their yard debris in the green cart on their regularly scheduled trash and recycling collection day. EDCO Disposable has introduced a new Organic Waste Recycling program to collect food scraps, such as fruits, vegetables, meat, bones, dairy, eggshells, and prepared food, as well as food-soiled paper, such as napkins, tea bags, paper plates, and coffee filters.

Vista’s residential trash service EDCO will begin picking up organics recycling March 1 on regularly scheduled trash collection day. Learn more by contacting ECDO at https://city-of-vista. edcodisposal.com/residential-waste-services/ curbside-pickup/organic-recycling/.

Solana Beach Organics Recycling program begins March 1

Solana Beach announced that the city’s waste hauler EDCO is beginning its residential organics recycling program in the city on March 1. EDCO, prior to the launch, mailed brochures to homes explaining the new organics program. Items such as food, yard waste, or food soiled materials now can be discarded into green bins and not bins designated for trash.

Organic material placed in green carts will be transported to EDCO’s new state-of-the-art Anaerobic Digestion (AD) Facility to be decomposed and eventually converted into renewable natural gas to fuel EDCO vehicles or into fertilizer. AD Facilities allow organic materials to be broken down without March 2021 socalrha.org | 11

Murrieta Opens Vacation Rental Website

City of Murrieta has launched a new website providing owners of short-term vacation rentals (STVRs) a means to better manage their property and providing information to neighbors about the rentals close to them and ability to file complaints.

In October 2020, the city council adopted an STVR ordinance allowing a maximum of 300 properties to operate as a short-term rental if they met certain conditions and are located in certain areas of the city.

As a part of the ordinance, Murrieta launched a Short-term Vacation Rental website in late January.

The website, https://www.murrietaca.gov/1101/ Short-Term-Vacation-Rentals, provides operators and neighbors information about the ordinance, where such units are permissible and how operators can file for permits and renewals, pay Transit Occupancy Taxes, and provide occupants staying in the rental with “good neighbor” brochures. The website answers common questions and advises when neighbors should file complaints if a property is allegedly violating ordinance rules using the 24/7 hotline number.

Subscribe to our blog at socalrha.org and follow @socalrha for updates.

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California

CAPITOL NEWS

By Pat Moran, Aaron Read & Associates As you probably already know, Governor Newsom signed SB 91, a bill that appropriates $2.6 billion in federal funds to pay housing providers up to 80% of rent owed by qualifying tenants with COVID-19 financial hardships.

The legislation enjoyed significant bipartisan support in both the Senate and the Assembly. The bill allocates federal funds to pay up to 80% of a tenant’s back rent accumulated between April 1 of last year and March 31, 2021. A property owner who accepts the money will have to forgive the remaining unpaid rent for that period. If the owner refuses this arrangement, the maximum subsidy drops to 25%.

Requirement

The unpaid rent must be owed by a tenant who earned less than 80% of the area median income in 2020 or at the time of application.

The state must first prioritize dollars for lowerincome tenants — those earning up to 50% of AMI (According to the Business, Consumer Services, and

Housing Agency, housing providers and tenants would be allowed to apply for those dollars beginning in March 2021).

Sets a Feb. 28 deadline for housing providers to provide a specific informational notice to tenants who are behind on rent as of Feb. 1, 2020.

The state’s distribution of federal funds to cover unpaid rent is limited by the federal rules. The Legislature will consider additional state funding for rental assistance. If done, it will be after the passage of the COVID Relief package (which was recently passed and sent to the Governor). In theory, these dollars would go to populations that either are not eligible or who may require additional rental support a beyond what was provided in SB 91.

California COVID -19 Relief Package

Following-up on SB 91, the Legislature wasted no time developing a $9.6 billion COVID relief package.

The massive state economic relief package will probably be signed before this article goes to print

March 2021 socalrha.org | 13

as it took only one week to move this enormous and complex legislation through the legislative process.

The deal by the governor and leaders is larger than Newsom first proposed in January, thanks to a $10.3 billion additional tax-revenue windfall announced early this month.

The $2 billion funnels grants to small businesses that have been impacted by the pandemic in addition to tax cuts for recipients of federal Paycheck Protection Program loans and fee relief for restaurants, bars and other businesses forced to close or restrict their operations last year.

The package also speeds-up aid to California families.

The "Golden State Stimulus" will send one-time $600 tax credits and grants to millions of low-income Californians, including those eligible for earned-

income tax credits, undocumented workers who pay taxes using Individual Taxpayer Identification Numbers, Californians in the CalWORKs program and seniors and people with disabilities receiving supplemental federal payments.

More to Come

February 19th was the bill introduction deadline.

This year the Legislature saw fit to introduce 2,369 bills which we are wading through and identifying those impacting the rental housing business (there are many). Almost all bills will be amended, some many times, so we have to re-review all of these as they come into print. As we take positions on legislation, we will be reporting on them here and in other communications.

The Voice of The Rental Housing Industry Southern California Rental Housing Association is dedicated to advocacy on behalf of the rental housing industry.

We are involved at all levels of government to ensure that our members have a seat at the table during the legislative process.

Read our emails and follow us on social media to keep up with the latest news that affects you.

socalrha.org

14 | Southern California Rental Housing Association Rental Advisor March 2021

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Landlord/Tenant

Questions and Answers

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

Q A

If a tenant is evicted, does he forfeit his security deposit?

Even though a tenant is evicted, he still has a right to an accounting of the use of his security deposit. The deposit can be used for cleaning, repairs and delinquent rent.

Q

Does a resident have to stay in his apartment for a certain number of days per month in order for his lease to remain in effect?

A Q

Not unless the lease requires actual possession.

Our new residents, who are college kids, are driving the neighbors crazy with their partying, and they are only one month into their one-year lease.

What kind of notice do I need to serve?

A

If the disturbances are major and continuous, or if the police have to be called, you may be able to serve a three-day notice based upon nuisance and commence the unlawful detainer action if they fail to vacate pursuant to the notice.

Q

Can I have the resident pay more security deposit to make up the difference from rent increases?

A

You can unilaterally change the terms of a month-tomonth agreement by properly serving a thirty-day notice of change of terms of tenancy. This cannot be done with a fixed term lease. You would have to wait until the lease expires and then upon renewal (or when the tenancy goes month to month) ask for an addition to the deposit.

Q

I rent a house to a married couple. I have found that they now have a third person living with them. Can I raise the rent, tell them they have to sign a new lease if they want an additional person, or can I say they cannot have additional people in the house since only two people signed the lease?

A

If your lease restricts the number of occupants and the tenants have exceeded the limit, it is considered a breach of the lease and can be remedied by serving a three-day notice to perform conditions and/or covenants or quit. As an alternative, you can invite the third party to fill out an application, if qualified, and add his/her name to the lease.

March 2021 socalrha.org | 17

Q

Do we have to take pictures of the apartment before a resident moves in?

A

Although there is no legal requirement that you take pictures before a tenant moves in, it is a very smart thing to do, especially when you compare your pictures of what the premises looked like to when the tenant moved out. It makes it easy for a judge to see the damage. Just make sure your pictures are dated, including time of day, and are of good quality. Many landlords also prepare a written statement of condition of the unit.

Q

We have posted no smoking signs on our pool side bathrooms and laundry rooms. Is this legal? We have been challenged by several residents.

A

Yes, you may restrict smoking in the common areas of your apartment community. In addition to posting no smoking signs, you may also want to add lease provisions or a lease addendum to control smoking.

Q

We have an excellent single resident in one of our units.

She has requested to move a troubled friend with relationship problems in with her for a couple of months. What legalities do I need to consider and what additional and/or new forms do I need to have filled out and signed?

A

You could have the additional occupant qualify as a resident and sign the current lease as a tenant. This would protect you if the occupant remains and the resident moves out.

Q

Can a three-day notice be served for the cost of damage to the unit caused by a resident? A five-year-old flooded an upstairs carpeted room, resulting in carpet repair and drywall repair of the ceiling downstairs. The standard lease form in effect clearly provides for the tenant to pay in this circumstance.

A

So long as your lease does not provide otherwise, you can serve a three-day notice to perform conditions or covenants demanding the resident pay for the repair.

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before they were locked out. Are we able to charge rent until the unit is rerented?

A Q

Who is responsible for keeping the carpet clean?

The tenant or the owner?

A

The tenant is responsible for leaving the premises, including the carpet, in the same state of cleanliness that existed at the time they first moved in.

Q

I purchased a building in which two of the three tenants do not have a deposit on file. Can I require a deposit for continuing tenancy?

A

If their lease agreement is month-to-month (as opposed to a fixed term lease), you can serve a thirty-day notice changing the terms of the tenancy to require a deposit.

Q

New tenants signed our lease and paid the first month’s rent. Now they want to get out of the lease. They did not take possession.

A

An eviction doesn’t end the tenant’s responsibilities. You can charge them rent through the end of the lease term. However, you must make reasonable efforts to try to find a replacement tenant, and if this effort is successful, the amount paid by the replacement tenant will reduce the evicted tenants’ liability.

Q

Q

A

Unless you provide otherwise in your lease, do not release the security deposit until after you regain possession of the unit from all occupants.

I am renting a single family dwelling to three individuals, each of whom submitted a separate application but want to all be listed on the rental agreement.

How do I fill out a month-to-month agreement?

I have several tenants who have damaged their units.

What can I charge?

A

A

Have them all sign the same rental agreement, listing all three individuals as tenant, so that they will all be jointly and severally liable.

Q

Several weeks ago, during a wind storm, a large tree fell on my tenant’s car. The tenant thinks I am responsible for the damages, but my insurance company says I am not.

A

Unless you were negligent in the way you maintained the tree, you are not liable.

When the tenant signs a lease, they are bound by the terms even if they change their mind later. The landlord must make reasonable efforts to try to find a replacement tenant, and if this effort is successful, the amount paid by the replacement tenant will reduce the original tenants’ liability.

An attorney representing a former tenant states, “The Department of Consumer Affairs suggests that a landlord should not charge tenants for painting after a two-year tenancy.” Is there any standard on this?

Q

A

Our renters signed a oneyear lease, but were evicted after two months. They moved out

agree with that position. The life expectancy of paint may depend on the type of paint. (For example, it may be reasonable for a landlord to expect a high quality gloss paint to last more than 2 years). Tenants are responsible for damage beyond normal wear and tear.

Could you please tell me the law on roommates and the return of security deposits when only one vacates the unit.

Q

The Department of Consumer Affairs’ has stated this, but a judge may or may not

Q

You can charge for the actual out-of-pocket costs.

If you do it yourself, you should charge what the market would charge if you hired someone to do the work. In other words, it must be a reasonable charge.

Q

One of our residents brought in a roommate without my permission or consent. We have a clause in our lease prohibiting assignments or sublets of the lease.

How do I prove the tenant is in violation of the lease?

A

In many cases it is difficult to prove because many times tenants claim that the person is a temporary guest. However, if there is enough circumstantial evidence, such as receiving mail at the premises, traveling to and from work, using the laundry and other facilities regularly, you will have enough proof to satisfy most judges.

March 2021 socalrha.org | 19

20 | Southern California Rental Housing Association Rental Advisor March 2021

© Bonandbon Dw | Dreamstime.com

CURB APPEAL BEST PRACTICES

By National Apartment Association

Disclaimer: The materials and information referenced in this document are provided for general and Informational purposes only.

They are not offered as and do not constitute legal advice or legal opinions.

Purpose: To ensure that National Apartment Association (NAA) members understand the importance of curb appeal and the effect it has on a community’s chance of attracting potential residents. Creating a lasting first impression affects the leasing process, overall community occupancy and bottom-line net operating income.

Applies To: All NAA Members working at the property level.

Overview: Curb appeal is a term that rental housing professionals use to refer to the overall appearance of an apartment community. The attractiveness of a property and its surroundings when viewed from the street may include landscaping, signage, building exteriors, outdoor amenities, lighting, and trash disposal. The goal of curb appeal is to make sure the outside appearance of the apartment community, and its interior common areas, always look attractive to those who see them. Areas to focus on for maximum curb appeal include the entrance(s) to your community, leasing tour path, and other locations easily visible

from the neighboring exterior roads. It is important that all employees develop a careful eye for curb appeal by learning to see the grounds through the eyes of current residents, prospective residents, and those of your owner or management team. Topics and recommendations made below are to enhance your community curb appeal for a positive prospect and resident experience.

Questions to ask yourself: • Is this a place resident(s) can be proud to call home?

• Does our community present a positive first impression to passers-by and guests?

• Is our community’s curb appeal a great advertisement for prospective residents?

March 2021 socalrha.org | 21

Guidance: Signage – All community signage should be easily visible, legible, appropriately placed and clean with no damages.

Incorporating your brand into your signage is a great way to build character for your property and for prospects to feel a part of the community. A monument sign is recommended for any property housing 10 or more units. This sign will make it easy for prospective residents to find your building and will assist with advertising for all traffic. If you use sandwich boards, bandit signs or banners in the surrounding neighborhood to help people find your community, ensure they are clean, professionally designed and clearly placed. Signage improves branding, and good branding improves rents and increases leasing lead capture. Some community signage should include a mobile-friendly call to action for those visiting after leasing hours or whom may not want to commit to visiting the leasing office. Ensuring your community website is mobile friendly will

1

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encourage after hour visitors to view additional information while self-touring onsite.

2

Landscaping – Potted plants are an easy way to enhance landscaping in any area of a community. Consider hardy plants that do not need much water to avoid spending too much time caring for them. Substitute perennials in some areas instead of annuals for year-over-year cost savings. Fresh mulch around all flower beds, especially in front of the leasing office, model apartment and main community entrance, is encouraged. Trim overgrown bushes and trees to keep your landscaping clean and allow for better safety through increased visibility. To keep plants, shrubs and grass green, sprinklers are a low-cost investment to consider that keeps your trees and your lawn watered.

3

Building Exterior - Cleaning the outside of your property can do a lot for the appearance of your community, and it is one of the most cost-effective things

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you can do. Spend extra time on walkways, porches, doors and fences because residents will spend more time there.

Aging doors, window frames and shutters can give an unappealing look of deferred maintenance to prospective residents. A new coat of paint can make a world of difference. Pressure washing annually to keep building exteriors free of cobwebs, dirt, pollen and other stains. Clean and inspect all gutters and downspouts and make sure that they are not clogged with debris nor channeling rainwater toward the building. All patios and balconies should be kept clean, free of any debris and follow rules and regulations concerning placement of furniture, grill, bike and other storage items.

4

Building Interior - All interior furniture should be in good repair. Interior signage should be easily legible and up to date.

It should include any community rules for that area and hours of operation for usage. Interior areas should be well maintained with routine cleaning, stainfree flooring, damage-free walls, adequate lighting with no bulbs out, proper temperature that correlates with outdoor climate and free of odors. Trash should be removed daily, and bathrooms should be checked throughout the day.

5

Trash – Outdoor spaces should be clean and free of debris to include trash, pet waste, cigarette butts and the like. Walk your property daily to pick up trash and inspect all outdoor areas to help ensure a clean and wellkept community. All site team members are responsible for

6

Sidewalks and Parking lot – Walkways are one of the first places that show signs of wear and tear, and one of the places where you will spend the most time on maintenance. Budget annually for repairs to keep sidewalks safe and well maintained. Check the parking lot for any damage like potholes or cracks. Re-striping the parking lot to have clean and bright lines. Ensure the curb paint is in good condition. It is safe to expect curb paint to peel, crack and show black tire marks, so plan accordingly to annually repaint in the spring. Make sure “no parking” areas are clearly marked in yellow and fire zones in red.

Make sure all ramps and steps are clearly marked. Dedicate space in front of the leasing office

© Jason Finn | Dreamstime.com

ensuring a clean community. If your community employees a groundskeeper, this should be their first duty each morning. It is important to remind all team members that if they see it, pick it up and properly dispose of it.

Provide waste bins around all your common spaces, especially near any outdoor cooking and dining spaces or where pets may walk.

Ensure that these receptacles are adequately serviced and give clear instructions for your residents to clean up after themselves both on property signage and in your lease agreement. These areas should be inspected regularly by the maintenance staff to ensure cleanliness and safety. Larger trash disposal areas such as compactors and dumpsters should be emptied regularly and have an enclosed gate to keep unsightly trash unseen. This area should be inspected regularly to ensure large pieces of furniture and trash are disposed of efficiently.

for future resident parking. Doing the above indicates management is concerned about resident and guest safety.

7

Lighting – Prospective residents may drive through your community at night to envision how it feels to live in your community. Replace burntout bulbs, make sure walkways are well-lit and consider investing in additional lighting that both highlights architectural features and creates a sense of security.

The use of LED exterior lighting can create a serene ambiance without a large increase to your property’s utility bills. Using motion-sensor lights on buildings or near pathways and parking can also add to your residents’ comfort by conveying a sense of safety.

To ensure all lights are properly working, it is recommended for a team member to inspect all lighting after dusk.

8

Hardscapes – In addition to well-kept landscaping, adding hardscapes like rocks

and stones will create a pleasant and relaxing look while cutting down on seasonal cost with low maintenance. Installing gravel walking paths or paver steppingstones promote your community as a natural, peaceful place for an outdoor stroll. Large boulders, smooth stones, and multitoned pebbles are a great addition to outdoor space because they look attractive regardless of age or season. The same is true of sculptures that can withstand the elements, such as those made of glass, ceramic, or metal.

9

Outdoor Amenities Inspecting your property and immediately scheduling anything that looks old or worn for replacement, repair or removal is important to maintaining your curb appeal. In the case of lawn furniture and outdoor decorations, it is better to not have any than for it to be in poor condition.

Invest in new grills or a sleek fire pit every few years to give your outdoor space a facelift. If new furniture isn’t in the budget, March 2021 socalrha.org | 23

10

Memorable Moments Modern consumers are placing a larger emphasis on memorable experiences – and are willing to pay more for personalized engagements over other services and products. With the average prospective resident visiting multiple apartment communities prior to making an informed decision on their new home, it is important that your community provide a lasting first impression. Adding a water feature, engaging welcome sign, colorful bench or personalized branding to your community exterior provides an opportunity to shine.

© Bonandbon Dw | Dreamstime.com

brighten the look of existing outdoor furniture with a fresh coat of paint, and be sure to repair and repaint any rust spots on metal furniture. For wooden furniture, a good scrubbing and a fresh coat of oil can give a clean and refined look. Outdoor amenities include a resident garden, dog park, outdoor lounge, swimming pool, bike rental, outdoor fitness area and even open green space.

About NAA The National Apartment Association (NAA) serves as the leading voice and preeminent resource through advocacy, education and collaboration on behalf of the rental housing industry.As a federation of nearly 160 affiliates, NAA encompasses over 82,000 members representing more than 9.7 million apartment homes globally. NAA believes that rental housing is a valuable partner in every community that emphasizes integrity, accountability, collaboration, community responsibility, inclusivity and

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To learn more, visit www.naahq.org.

Reprinted with permission from National Apartment Association.

"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

CURB APPEAL CHECKLIST Property Entrance

Yes

No

Yes

No

Adequate signs Signs in good condition Entrance well-landscaped Entrance free of trash and litter Roadway or street in good condition Entrance and signs well-lit Landscaping and Grounds Trees, shrubs and lawns look healthy

Office and Inside Common Use Areas

No

Yes

No

Yes

No

Interior well-landscaped Yes

No

Walls and ceilings clean and in good condition

Building clean and appears structurally sound

Doors and windows clean and in good condition

Doors and windows clean and in good condition

Blinds and drapes clean and in good condition

Visible patios/balconies clean and uncluttered

Tile floors clean and in good condition

Dumpster area clean

Carpeted areas clean and in good condition

Dumpster and perimeter fencing in good condition

Lights in working condition

Sidewalks in good condition and free of litter

Areas free of trash and litter

Areas well-lit

Bathrooms clean, fresh and free of litter

Mail areas free of trash and litter Yes

No

Floors clean and free of litter

Outside Recreational Areas Rules posted, visible and in good condition Equipment clean, undamaged and working properly

Walls clean and undamaged

Areas free of trash and litter

Stairwells and railings clean, uncluttered, and in good condition

Pool/Spa Areas

Areas well-lit

Rules posted, visible and in good condition Yes

No

Parking lot well-striped

Pool/spa clean and water clear Safety equipment in place Fence gates latch properly

Areas clean, free of trash and litter, and in good condition

Furniture well arranged, clean and undamaged

“No Parking Area” and “Fire Zone” well-marked

Areas well-landscaped

Areas well-lit

Areas well-lit

Inside Recreational Areas

Yes

Exit signs clearly visible

Grounds free of trash and litter

Parking Areasand Driveways

No

Signs in good condition

Seasonal plants in good condition

Common Entryways, Hallways, Breezeways

Yes

Adequate signs

Dead or unsightly plants removed

Building Exteriors

Complete this checklist at least once a week, or as often as your company recommends.

Yes

No

Areas free of trash and litter

Rules posted, visible and in good condition

Laundry Rooms

Equipment clean and working properly

Floors clean and free of litter

Areas clean and free of litter

Walls clean and undamaged

Mirrors and windows clean and undamaged

Machines clean, undamaged and in working order

Lights in working condition

Trash receptacles available and in good condition

Bathrooms clean, fresh and free of litter

Lights in working condition March 2021 socalrha.org | 25

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

Contact the Events Team at 858.278.8070 or events@socalrha.org for more information.

3 MAR

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SB 91: The COVID-19 Tenant Relief Act

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2021 Golf Classic - May 6, 2021 The SCRHA Golf Classic is back! Join us for a premier opportunity to network with rental housing professionals over a game of golf. Player registration and sponsorships now available at socalrha.org/golf-classic.

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UTILITY RATE INCREASES ON THE HORIZON IN 2021

© Andrii Yalanskyi | Dreamstime.com

By Emily Landes, Livable Nationwide, property owners should expect across-the-board utility increases in 2021, with some jurisdictions expected to see double-digit rate hikes. According to a survey from the U.S. Energy Information Administration, rates have gone up six out of the last eight years. Natural gas prices are also expected to rise, with international markets willing to pay a higher rate for this U.S.produced energy source.

Water rates vary enormously depending on the area, but no matter the municipality, over the long-term rates are up substantially from an average of $39 a month in 2001 to over $100 today. The aging water and wastewater infrastructure, and the increasing capital and operational costs that drove these rates higher over the last two decades are unlikely to change in the years ahead. That means we can expect to see water rates climb into 2021 and beyond.

Much like water, the underlying issues driving rates up in the waste removal industry are likely to keep rates high moving forward. The biggest issue is that China is no longer interested in purchasing much of our scrap, turning a former profit center into an increasingly expensive endeavor. The waste industry is seeing an active labor shortage, which means waste haulers need to provide higher pay and better benefits to bring in drivers and other staff. As these expenses rise at the same time that recyclable profits plummet, expect waste rates to rise with more fees and higher prices for recycling in particular.

With rates heading up, there’s no time to delay. Make 2021 the year you resolve to stop paying for your residents’ utility use, promote the power of conservation and increase tenant accountability by signing up for a ratio utility billing service.

Super Saver Tip of the Month Preparing for winter storms means more than just clearing gutters and removing debris from flat roofs. Take a hard look at trees and other large plantings around your properties. Dead limbs can fall and severely damage buildings or block roadways.

Because it can be harder to tell if a limb is dead or alive in the leafless winter months, try this simple branch test. Break a few smaller branches on the questionable limb; if they snap and break quickly without arching, they are dead.

March 2021 socalrha.org | 33

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naahq.org/lease 34 | Southern California Rental Housing Association Rental Advisor March 2021

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• Employee orientation and training

• Resident retention and maintaining a positive company image

• Employment regulations and record keeping

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

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

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March 2021 socalrha.org | 35

HEALTHY HOMES BROCHURE

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

socalrha.org

WHITE PAPERS Our experts have created an entire library of white papers to help you navigate the complex issues facing rental owners and property managers.

Log in to your account to read one of our in-depth white papers. With more than 60 white papers available online, you can access the information you need.

socalrha.org

36 | Southern California Rental Housing Association Rental Advisor March 2021

© Madhourse | Dreamstime.com

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

© Erik Lattwein | Dreamstime.com

© Erik Lattwein | Dreamstime.com

TOWING PARKED VEHICLES FROM PRIVATE PROPERTY A White Paper Published by Southern California Rental Housing Association Section 22658(a) of the California Vehicle Code concerns the removal of parked vehicles from private property. A property owner can authorize the towing of a vehicle from their property as long as they follow the state law. Likewise, tow companies given authorization to remove the parked vehicle from the property also must comply with state law. If the laws are violated, the responsible party could face criminal penalties. Vehicle owners can seek damages in civil court against the property owner, housing association, or the towing company if they did not act in full accordance with the law.

Removal Requirements for Residential Property

parked from the property. (See “Signage Requirements”)

Under state law, a property owner, • owner’s representative, housing association, and in some cases tenants, have the right to remove a parked vehicle from a property using a towing service and • have it transported to a storage facility if any one of the following requirements is met:

The vehicle has been issued a notice of parking violation, and 96 hours have elapsed since the issuance of that notice.

•

If the vehicle is inoperable or unsafe to drive, the owner must first notify the local law enforcement agency 24 hours in advance prior to the vehicle’s removal.

•

If the vehicle violates any of the property’s parking policies, or any other rules specified by the private property owner authorizing the removal of a vehicle

The lot or parcel upon which the vehicle is parked is a single-family dwelling.

March 2021 socalrha.org | 37

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If the residential property has fifteen (15) or less units with no onsite manager, a tenant may authorize the removal of a vehicle parked in the tenant’s assigned space and the property owner doesn’t have to be present, provided that the tenant has been authorized do so in the property’s towing agreement.

and towing policies, and have the tenant’s signature acknowledging they understand the property’s parking and towing policies.

The property owner, the housing association, or any other party that authorized the vehicle’s removal and fails to act in accordance with the law could be liable for double the storage or towing charges and could be fined one thousand dollars ($1,000).

•

Although it is not specified in the California Vehicle Code, it is recommended that the property owner and manager provide to the tenant in writing with the rental agreement, the property’s parking

•

Signage Requirements The property owner must have signs posted on the property with the following information:

• •

Commercial/Retail Properties The property owner or his/ her agent cannot authorize the vehicle’s removal if the vehicle has been parked for less than 1 hour, with exception if the vehicle is parked: •

Within 15 feet of a fire hydrant

•

In a fire lane (Under CA Fire Code 15.24.070, Section 503.3.1, parking in a designated fire lane is prohibited. If the property has the proper sign marked, NO PARKING - FIRE LANE, the fire lane can be extended up to 100 feet per sign)

•

In a handicapped parking spot without proper plate or placard

• The signs must have the telephone number of the local traffic law enforcement agency.

•

In an area designated ‘No Parking’ and the vehicle’s front or rear axle is inside the ‘No Parking’ area

• The signs must list the name and telephone number of each towing company that has a written towing authorization agreement with the property owner.

•

In such a manner that the vehicle interferes with the property’s entrance or exit

•

In any designated space

The signs must be displayed in plain view at all entrances to the property.

The signs must be at least 17 inches by 22 inches in size.

The lettering cannot be less than one-inch in height.

The signs must state that public parking is prohibited and that vehicles will be removed at the owner’s expense.

• The signs may also indicate that a citation may also be issued for the violation.

This is a white paper published

by SCRHA. Our library of white papers are available to members at socalrha.org. Log in to your account to read additional articles or to become a member.

Thank you to SCRHA Member Robert Preciado for contributing to this white paper.

March 2021 socalrha.org | 39

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Welcome New Members INDEPENDENT OWNERS Ariel Castillo Garrido Deborah Molenda Ernesto Pallares Ernesto Pallares Il Palazzo | Fairfeld Residential Jesse Picazo John Degenfelder Kimber Williams Marilyn S. Beidler Mia Pham Natalie A. Eagan

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March 2021 socalrha.org | 41

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

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of December and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*.

Mary Sandra Schroeder 1960 Dangel Properties 1998 Patrick F. McMillin, CPM 1974 John Griffith 1999 JDI Management Company 1975 Karen Zounes 1999 Ocean Village Apartments LLC 1977 Matt Jurlina 1999 Paul Hastie 1978 Atlas Management Group 1999 Antonia Seng 1978 Richard Ramsey 2000 Florence Labo-Crick 1979 Leland Cook, III & Mary A. Dart 2000 Michael Chasin 1980 Sally Nesbitt & Cathy McLean 2000 Casa De Helix Apts 1981 Mission Bay Realty 2003 Chuck Hoffman CSCDMT Family LP 1982 Jim Seagrim 2003 Sal & Alice Dalfio 1983 Darrell E. Holt, CPA 2003 Joni Skinner 1984 Janet Miller 2004 Stadium Arms 1986 Park Place Garden Apartments 2004 The Clay Family Trust 1986 Peter Mallen 2004 Ed Mulhern 1987 Doris McDowell 2005 G. Rochelle Brinton 1989 Johnston Property Management, Inc. 2005 Jerry Van Wey 1989 Torrey Pines Property Management 2005 Sharon Whitley Larsen 1991 Fred Wanke 2005 La Scala Apartment Homes 1992 Dan Kaufman 2006 Lynn Gardner 1993 Charles Davis 2006 The Premiere Residential, LLC 1993 Daniel Klausenstock 2006 Zimmerman Property Management 1995 Acacia Enterprises 2007 Albert G. Morales 1995 Olive Tree Apartments 2008 Jack Doyle 1996 George Rahe III 2008 Pacific Crest Apartments LLC 1996 Linda Steenson 2008 Cristina Rutherford 1996 Ludecke Investment Properties, LLC 2009 Joemara Rentals, LLC 1996 Pat Marinos & Marina Bush 2009 CertaPro Painters 1997 Harper Properties 2010 Alliance Dwellings, LP 1997 Waite Real Estate 2011 Little Properties 1998 Asset Property Management 2011

*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 March 2021 socalrha.org | 43

MAINTENANCE 101 SERIES Southern California Rental Housing Association with The Phoenix Staffing, is excited to bring you in-depth classes designed for independent owners and maintenance techs.

POOL CERTIFICATION SERIES • Swimming Pool Upkeep and Maintenance • Certified Pool Operator (CPO) BASIC MAINTENANCE SERIES • Basic Electrical for HVAC • Basic Electrical for Apartments • Basic Appliance Repair Kitchen • Basic Appliance Repair Laundry • Basic Plumbing.

• Basic HVAC Refrigeration ADVANCED MAINTENANCE SERIES • Advanced HVAC Electrical • Advanced Electrical • Advanced Plumbing

CLASS VENUE The Phoenix Staffing 9117 Chesapeake Drive San Diego, CA 92123

VISIT SOCALRHA.ORG/MAINTENANCE-101-SERIES FOR DETAILS! 44 | Southern California Rental Housing Association Rental Advisor March 2021

Be a jack-of-all-trades and a master of maintenance.

Certificate for Apartment Maintenance Technician WE RECOMMEND THIS COURSE for maintenance technicians, porters, housekeepers, and groundskeepers who are ready for advancement.

Earning your CAMT boosts your knowledge and skills, your reputation, and your confidence.

YOU’LL LEARN ABOUT: • Processing work orders efficiently and to residents’ satisfaction • Electrical, plumbing, HVAC, mechanical, appliance, construction, and lock and key services and repairs • Painting services • Customer service

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

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

• Product repair and replacement decisions

• Fair housing regulatory compliance

• Professional behavior, communication skills, and personal appearance

• Environmental responsibility and regulatory compliance

Available in person only www.GoWithVisto.org

For more information, visit www.naahq.org/CAMT. To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course.

March 2021 socalrha.org | 45

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

Generation Contracting and Emergency Services Inc. Paul Davis Emergency Services of Temecula BRONZE SPONSORS

Chase Bank-Kristy Blair Team

socalrha.org 46 | Southern California Rental Housing Association Rental Advisor March 2021

Connect

Our new Member Compass will go live this month! The new website makes it simple for you to log in to access resources, register for classes, and pay your bills. Check your emails and the website for more details!

Archives Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine.

Newsletters Our Weekly Update is delivered to your inbox every Wednesday. Sign up at socalrha.org.

Phone 858.7278.8070

Mail Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 Follow Us Keep up with the Association on your favorite social media platform @socalrha

Email info@socalrha.org March 2021 socalrha.org | 47

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48 | Southern California Rental Housing Association Rental Advisor March 2021

Make that career commitment today.

Certified Apartment Leasing Professional WE RECOMMEND THIS COURSE for leasing consultants, concierges, and career changers with hospitality, retail, or customer service experience.

Earning the CALP credential, many people’s first industry credential, shows your employer that you’re committed to a career in residential property management.

YOU’LL LEARN ABOUT: • Using technology to generate traffic • Measuring and managing your community’s reputation • Inspecting the leasing center, tour route, model units, and vacant apartments • Researching the competition and building relationships with competitors • Compiling a comprehensive community resource tool

• Applying fair housing law and communicating rental criteria • Qualifying prospective residents according to rental policy • Preparing and reviewing leases with new residents • Move-in processes • Responding to resident issues and maintenance requests

• Creating effective marketing plans

• Building relationships with residents and creating a sense of community

• Relationship sales processes and evaluating your personal sales performance

• Reporting incidents, maintaining documentation, and taking corrective action

• Evaluating a prospect’s commitment level and overcoming objections

• Maximizing revenue and operational efficiency

• Preparing prospects for the next steps in the rental process

• Conducting a market survey

Available in person and online Online member price: $425 www.GoWithVisto.org

• Securing and processing lease renewals

For more information, visit www.naahq.org/CALP. To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course.

March 2021 socalrha.org | 49

UPDATED OPERATIONAL ADVICE SYSTEM We are experiencing a high number of calls requesting Operational Advice. Due to the high volume of calls, we will be instituting a new voice message system to better handle the demand.

Please call (858) 278-8070 for Operational Advice and leave a detailed voice message. The new system will help ensure the first-come first-served policy associated with operational calls, allowing for prompter service.

Counselors will do their best to reach you within 48 business hours during regular office hours Monday-Friday, except holidays. They will attempt to reach you twice. In case they need to leave you a message, please be sure your voicemail box is set up and is not full.

On occasion we will be working with some of our top attorney members to assist with the higherthan-normal call volume. They will identify themselves and let you know they are responding on our behalf at no charge to you.

Finally, receiving operational advice is an exclusive benefit available only to SCRHA members. As a result, we cannot provide advice for anyone other than the caller. Please do not call with questions on behalf of family or friends. We encourage you to refer those who have operational questions to contact us directly regarding membership so they can also take advantage of this member benefit.

We very much appreciate your support as we deploy this new system.

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 50 | Southern California Rental Housing Association Rental Advisor March 2021

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 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 Avenue 5......................................(206) 582-3333 B Barone Galasso & Associates, Inc..................... ........................................................ (619) 855-5241 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood | MRoland Management...... (619) 501-2838 CBRE Multifamily..........................(619) 572-7727 CFI-Capital Growth, Inc............. (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 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 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 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 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 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Integrity Plus Property Management................ ....................................................... (619) 546-4999 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J Jensen Properties.....................(858) 449-7294 JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768

K Kevin Robinson.......................... (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 Nick Pappageorgio...................(858) 357-9472 Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 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 Reliable Realty.............................. (951) 696-9090 March 2021 socalrha.org | 51

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 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 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 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sudberry Properties, Inc.......... (858) 546-3000 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 Suvanlasy Sayasith..................... (714) 702-0394

T 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 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities (408) 614-5587 The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 Tyco Property Management .... (619) 425-1017 U UDR, Inc....................................... (720) 283-6120 V Valentina by Alta..........................(619) 391-2700 W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434

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

“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

SECURE RENTAL FORMS

BlueInk BlueInk offers special pricing for SCRHA Members.

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

InfoLink Resident Screening Offers comprehensive, timely, and accurate information about your applicant, while keeping you compliant with all legal requirements.

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

© Sunan Panyo | Dreamstime.com

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 1031 Exchange Services, & Trust Services

Kay Properties & Investments............ (855) 899-4597

Advertising & Marketing

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

Air Conditioning

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

Cabinet and Countertops

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

Cable Television Carpet Cleaning

Fire Equipment Sales & Service

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

Appliance Leasing

Coin-Operated Laundry Equipment

Appliance Maintenance & Repair

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

Appliance Parts & Repair

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

Appliance Sales

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

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 HomeStreet Bank..................................(858) 223-2900

Bathroom Refinishing

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

Collections

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

Construction and Remodeling

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

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

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

Education

Bathroom Remodeling & Refinishing

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

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

Financial Services

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

Doug Taber, CCIM - Apartment Broker........................... ...................................................................... (619) 483-1031 Appliance Warehouse of America..... (619) 750-9533

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

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

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

Apartment Brokerage/Sales

Exterminators

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

Electrical Contractors

Electronic Key Access

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

Emergency Service Flood/Fire

American Technologies Inc ★●▲....... (619) 458-5979 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

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

Fitness Equipment & Sales

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

Flood Damage

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

Floor Coverings

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

Mays Furniture 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 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 Landsystems - A Monarch Landscape Company......... ..................................................................... (213) 369-2414 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service.......................... ...................................................................(858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962

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

March 2021 socalrha.org | 53

Leak Detection

Property Management Software

Smart Technology

Lenders

Purchasing

Solar

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

Locksmith

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

Maintenance & Repair

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

Maintenance Supply

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

Ratio Utility Billing Systems

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

ADT Smart Communities........................(714) 858-1344 Nortek Security & Control..................... (818) 661-9937 The Property App Company...............(858) 444-7766 Current Home........................................... (951) 852-6813

Submetering / Billing Services

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

Surface Repair

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

Telephone Services

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

Remote Video Monitoring

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

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

Market Research

Renovations & Remodeling

Tenant Screening

Rent Guarantor

Termite Control & Repair

Renters Insurance

Towing Services

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 Insurent.......................................................(646) 843-1713 Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368

Repiping

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

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

Reputation Management

Painting

Resident Retention

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

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

Pest Control

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

Plumbing

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

Plumbing Supplies

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

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

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

Resident Surveys

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

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

Sanitization & Disinfecting Services

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

Security Deposit

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

Security Guard Patrol

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

Security Services

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

Seismic Retrofit

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

Sewer & Drain Line Video

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

Slab Leaks

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

54 | Southern California Rental Housing Association Rental Advisor March 2021

Moco Inc................................................... (800) 814-8213 Zumper..................................................... (503) 593-2233 Best Rate Repair.......................................(619) 229-0116 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

Window Washing

John's Elite Cleaning..............................(619) 851-5228

Windows

Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080 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 March 2021 socalrha.org | 55

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

general contractors 8 Pacific Coast Construction 760-298-3170

apartment brokerage & sales 10 Doug Taber CCIM - Rental Housing Broker 619 483-1031

pest control BC Corky's Pest Control 800-333-7138 IFC That Guy 844.484.2848

bathroom remodeling 16 American Bathtub Refinishers 619-265-9200

property management software 26 Yardi 800-866-1144

coin-operated laundry equipment 12 WASH Multifamily Laundry Systems 858-279-1234

real estate management 6 Griswold Real Estate Management 858-597-6100

concrete services 50 Precision Trip Hazard Removal 760-658-6116

sidewalk repair 50 Precision Trip Hazard Removal 760-658-6116

deck coatings & waterproofing 11 Life Deck Coating Installations 619-262-8600 24 Medrano 619-264-3434

tenant screening 18 & 48 Infolink Resident Screening 888.762.7313

electrical contractors 22 Kennedy Electric 619-464-6568 floor coverings 5 Redi Carpet 800-734-6801

towing 39 Western Towing 619-297-8697 utility billing system 30 Livable 877-789-6027 windows 27 Newman Replacement Windows 619-677-6511 760-764-4553

56 | Southern California Rental Housing Association Rental Advisor March 2021

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LE DST

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

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DST Location: Multi ple Total Offering Locations 3 Amount $22, Leverage 449,000.00 55.45% Type of Asse t Medical Portf Offering Statu olio s

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Location: Balti CAL DST more Total Offering , MD Amount $2,3 Leverage 14,580.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funded

OD DS

T GRAND Location: Atlan ta, AT WEST Total Offering GA Amount $55, Location: Kissi SIDE DST Leverage 403,834.00 mme Total Offering e, FL 58.95% Type of Asse Amount $74,4 t Leverage 44,763.00 Multifamily Offering Statu 55.82% s Type of Asse Fully Funded t Multifamily Offering Statu s Fully Funded

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Multifamily, Self Storage, Industrial and Mobile Homes

WINCHE STER MO

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

CHAR WALGRELOTTE

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

FAIRWAY

DST

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

GRA DOMINI ND ON

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

FRESEN PORTFO IUS

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WINSTO N SA FEDE X LE M DST Location: Wins ton-Salem NC

Total Offering Amount $2,73 Leverage 5,250.00 0.00% Type of Asse t Industrial Offering Statu s Fully Funded

Non-Recourse Financing from 40-85% Loan to Value Cash Out Refinance - Defer Your Taxes and Receive Liquidity Potential

1000 CHARLE WEST Location: Char STON DST leston,

SC Total Offering Amount $45,7 Leverage 75,000.00 54.66% Type of Asse t Multifamily Offering Statu s Fully Funded

FRITO LA Y DC MS

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

GERBER

8%

ROAD TI

C Location: Ashe ville, NC Total Offering Amount $12,4 Leverage 27,419.00 0% Type of Asse t Self Storage Offering Statu s Fully Funded

POOLER

TIC

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

GREENV ILL ZIPS DS E T

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

Preferre d Return*

NET LE ASE IN FUND 18 COME

LLC Location: Multi ple Total Offering Locations 5 Amount $50,0 Leverage 00,000.00 TBA Type of Asse t Income Fund Offering Statu s Accepting Fund

SE ATTLE

HIGH RID GE ATHE

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

15 DST Location: Multi ple Total Offering Locations 4 Amount $58,7 Leverage 90,000.00 53.07% Type of Asse t Portfolio Offering Statu s Fully

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NET PORTFO LE ASE LIO

DS

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

Fully Funded

Tenants include Amazon, FedEx, Dollar General, Walgreens, CVS, Fresenius, and More

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ENS DST Location: Port Orch Total Offering ard, WA Amount $5,92 5,50 Leve Type of Asse t Offering Statu s

BE ACH

T IM ES

1 - Hea City, UT lthcare IV DST : Elmh

RAINIER

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

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Total Offering Amount $5,4 Leverage 55,319 Type of Asse 0% - All-Cash/Debt-Free t Multifamily Offering Statu s

s

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T Location: Nash ville Total Offering MSA, Atlanta MSA Amount $5,92 Leverage 1,522.00 Type of Asse 0% - All-Cash/Debt-Free t

Offering Statu

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ON FUND

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

s

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

This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results.

Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. n is not

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