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

March 2022

Repeal Proposition 19's Death Tax

Simply and efficiently generate legally compliant leasing documents to better serve your residents.

Available in

50 States

Over

6,000,000

Units in the U.S.

Management Companies Utilizing NAA Click & Lease:

Legally Compliant

Ensure Compliance & Reduce Risk Online & Paperless

Streamline your process with default community settings, reporting & e-signatures.

Integrates With All PMS Software Integrates with your current Property Management Software. No need to retrain staff!

naahq.org/lease

CONTENTS

Industry Voices

MARCH 2022

7 Repeal Proposition 19's Death Tax SCRHA Editorial

23 CIC vs Moco

Jennifer Jacobus, SDEA Business Operations

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

In Every Issue 3 5 9 15 28

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

San Diego Gas & Electric Energy Conservation

35 New 2022 Covid-19 Supplemental Paid Sick Leave Reinstated

CIC Resident Screening

45 Legal Q & A

19 7 Ways to Reduce Your Business's Heating Bill

49 Day Care in a Rental SCRHA White Paper

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.

2022 OFFICERS

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

Rental Advisor

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

Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2022 DIRECTORS

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070

Angela Zdroik, R&V Management Buck Buchanan, Independent Owner Jay Lopeman, BG Multifamily Jennifer Ford, Douglas Allred Company John LaRaia, HG Fenton Mark Feinberg, Heinz & Feinberg Matt Ruane, Liberty Military Housing Melissa Wickerd, Atlantic & Pacific Management Natasha Howell, Millcreek, WTS Trust Scott Ledesma, Generation Contracting & Emergency Services Inc. Tom Tamar, Independent Owner

Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217

HONORARY LIFE ADVISOR

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

G. Wesley Harker

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

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

Our Address

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

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

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

Lucinda Lilley

2022 President Southern California Rental Housing Association

The Importance of Education & Advocacy...

s president of the Southern California Rental Housing Association, I take pride in taking an active role in the Association, and I am dedicated to serving the interests of our members. From education and networking events to advocacy at all levels of government, Southern California Rental Housing Association truly provides a wealth of resources for the rental housing community.

Given that it’s an election year, our advocacy efforts are already underway. Be sure to sign up for action alerts and look for our election guides in the coming months. Our election guides will feature candidate endorsements and positions on ballot measures. Trust that we do not make these decisions lightly. Not only does our Legislative Steering Committee review and recommend positions, but the Board of Directors approves these positions after consulting with industry experts.

I take a keen interest in the education offered by SCRHA. Just visit our training and events calendar at socalrha.org, and you’ll see a full year of classes that span a range from maintenance and operations to new laws and regulations. We even offer courses that help you earn your professional designations from the National Apartment Association. Whether you are an independent rental owner or an onsite professional with a management company, our classes will give you a better understanding of the industry.

Why do we go to all this effort to educate and advocate? We do it because rental housing is critical to building vibrant communities. Education and advocacy are essential tools that help us care for our residents and neighbors.

We believe in our educational offerings so much that we have a scholarship fund to make sure our classes are accessible to rental housing professionals pursuing a career in property management. While you won’t necessarily see calendar items for our advocacy efforts, know that we are tirelessly working with local and state officials to represent your interests as they craft laws that impact your business. In any given year, we are kept busy tracking dozens of proposed bills and ordinances and sending out action alerts so that our members have a chance to let their elected representatives know first-hand how proposed action will affect our communities. Much also happens behind the scenes and never rises to the action alert level. Already a bill that would have prohibited credit screening has been stopped by simply discussing the negative impacts with the author.

Additionally, education and advocacy allow us to come together and build relationships that strengthen both the Association and our entire community. While we often focus on education and advocacy, we also like to have fun. Be sure to sign up for our Golf Classic on May 12 to enjoy a day of golf with other rental housing professionals. And don’t forget to check the calendar for socials and happy hour events throughout the year. We must take time out of our busy schedules to reconnect with our industry friends and colleagues.

March 2022 socalrha.org | 3

MAY 12, 2022 SPONSORSHIPS & TEE BOXES NOW AVAILABLE... SIGN UP TODAY! SOCALRHA.ORG

Thank You to Our Association Wide Sponsors

Platinum Sponsor

4 | Southern California Rental Housing Association Rental Advisor March 2022

Silver Sponsor

Bronze Sponsor

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Lessons Learned from the Panedmic

pring is a time of renewal and fresh starts. While many take this time to tackle maintenance projects and other updates, others take time to straighten out paperwork while getting ready for summer. This year, in addition to the traditional spring-cleaning practices, many are taking stock of lessons learned from the pandemic as we emerge from heavy restrictions back into the public sphere.

But there is hope. While this time has shown us how close many live to devastating financial losses, we have seen countless examples of how our community of rental housing professionals can make a true difference. It’s amazing what a little assistance or a payment plan can do to help a family in their time of need. By opening the door to communication and working with residents to create a sensible payment plan, housing providers can help prevent a family from ruining their credit history, amassing unpayable debts, and the housing uncertainty.

Even though mask mandates are lifting as well as other social distancing requirements, there are several impacts of the pandemic that will continue to shape both our daily lives and our way of doing business. Now that we are on the precipice of moving forward, we need to take stock of what we’ve learned and what we should carry forward into the postpandemic life.

Not only do payment plans and working with residents create strong, more stable communities, it also works to prevent costly evictions and increased legislation. I encourage all housing providers, especially SCRHA members, to work with our residents to provide solutions that work for our communities. Given that we are on the front lines of working with residents, we are able to share our experiences with elected leaders so that they are making decisions based on first-hand experiences, and not stereotypes perpetuated in the media.

While the past few years have been marked by difficulty, hardship, and ever-changing guidance, SCRHA members have continued to care for our neighbors by providing essential housing during a time when home became not only a refuge, but a workplace, gym, and restaurant all in one. We were proud to support our members as they responded to the quickly changing needs of residents while operating by the many changing laws issued by local, state, and federal offices. One important lesson that has been at the forefront of my mind lately has been how clearly the lingering pandemic continues to show us that there is a population of our neighbors who are at great risk of financial hardship. While it shouldn’t come as a surprise to anyone that many in our community are only one illness, injury, or missed paycheck away from financial ruin, the economic vulnerability of our residents has had a profound impact on housing providers.

I encourage you to support our advocacy, not only by responding to action alerts, sharing news with friends and colleagues, but by showing the world at large your dedication to building stronger communities through communication, collaboration, and integrity. I know I don’t need to remind you, but this is a critical election year and we need to do our part to show our neighbors and communities that we are more than our stereotype, and that we are dedicated to supporting strong and vibrant communities for all people.

March 2022 socalrha.org | 5

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

MAY - MAY Available16 in person only20 IN-PERSON CLASSES AT THE www.GoWithVisto.org PHOENIX STAFFING

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.

6 | Southern California Rental Housing Association Rental Advisor March 2022

REPEAL

Proposition 19's DEATH TAX

By Alan Pentico, CAE, Executive Director Southern California Rental Housing An initiative passed narrowly by away the home will be reassessed, home price across the state voters in 2020 to protect wildfire property taxes increased, and his being over $800,000, renting is victims and seniors has opened children will receive a huge tax the only option for some. The the door to massive tax increases bill — resulting in higher rent for threat the death tax poses to that threaten tenants and the roof Isabella or forcing the children those already struggling to find over their heads. to sell the property. Either way, an apartment or home to rent Isabella faces losing her home as a cannot be overlooked. It threatens Proposition 19 removed important result of the death tax. the availability of housing for taxpayer protections from the renters by creating a barrier state constitution that for 35 More than half of all renters live of unaffordability for property years guaranteed that parents in single-family homes, duplexes, owners. If property owners cannot or grandparents could transfer or apartment buildings that are afford to keep their own buildings, property to their kids without any owned by small landlords. When their residents face the prospect of change to the property tax bill. these small rental property rent increases or eviction. The removal of these protections owners pass away, the death has brought back the death tax to tax will have a significant effect The need to restore fair tax California. Now, when property on California’s rental housing practices has never been stronger. is passed from parent to child, it market. The sky-high property Imposing taxes on grieving is reassessed to current market tax increase resulting from families is unjust and the effect on value, triggering a huge increase reassessment will lead to many renters is unfair. in annual property taxes. Too of these properties being sold. often, renters find themselves For the residents living there, The Howard Jarvis Taxpayers collateral damage to this untimely rent may be raised under new Association (HJTA) is committed tax increase. management or a developer to protecting renters and property may turn it into something else owners from the impact of the So, how does the death tax impact entirely. death tax, which is why they have tenants? The answer is simple. introduced the Repeal the Death Take for example Isabella, who Californians already pay the Tax Act. rents a house from a mom and highest rent prices in the country, pop landlord. The rental was in addition to the highest gas The Repeal the Death Tax Act will previously occupied by her and among the highest personal allow parents to transfer their landlord, Henry, and he kept it income and state sales taxes. The home or rental property after as a small investment property. cost of living that Californians death to their children without Henry has personally made repairs endure is astronomically high, an unaffordable tax increase. This on the rental property for more and the death tax is an additional will provide security to residents than 40 years and has kept the burden on beleaguered families. who live in these properties, and rent affordable for Isabella and will protect them from the threat previous tenants. Due to the The housing crisis in California of eviction or increased rent. death tax, when Henry passes is no secret. With the average March 2022 socalrha.org | 7

Ser ving All O f San Diego County Ca li for n i a State Cont rac tors License #748915

SCRHA Member Since SDCAA member since1977 1977

E X PE RT Refini shi ng of Po rce l a i n and Fi b ergl ass S ur f aces 619-265-9200 858-642-9200

North County 760-940-9200

Bathtub Refinishers • Expert porcelain and fiberglass refinishing • Repairs of chip and cracks or completely refinish • Weak bottoms

Bathtub Liners • Designed to fit over your existing tub. • Commercial and Residential • Will not disturb plumbing, walls or floor. • Will not chip, dent, crack or peel. • Installed in just two hours for same day use.

All of o u r S er v i ces: • Porcelain Sinks • Porcelain Bathtubs • Wall Sinks • Bath Bowls • Kitchen Sinks • Kitchen Counter Tops

• Fiberglass Bathtubs • Fiberglass Showers • Pedestal Sinks • Vanity Counter Tops • Tile Surrounds • Wall Surrounds

8 | Southern California Rental Housing Association Rental Advisor March 2022

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

REGIONAL

LEGISLATIVEUPDATE

State says Riverside County’s Housing Element is Inadequate

In 2021, all cities and counties were required to submit their updated Housing Elements for the Regional Housing Needs Assessment, 2021-2029, to the California Department of Housing and Community Development (HCD) for its review and approval. CA HCD, in late December after reviewing the county’s Housing Element, notified the county saying its element was deficient and did not account for enough affordable housing in the unincorporated areas. California law requires all local governments to submit a housing element to the state. In the most recent sixth cycle, all local governments must provide an element stating how it plans to build enough homes based on each income level for each 8-year cycle. Riverside County must plan for 40,647 new homes beginning in 2021 until 2029 under the current cycle. The County Board of Supervisors approved and provided its housing element in September 2021, but after HCD’s required deadline. HCD responded with a 212-page report explaining why the County’s plan was insufficient due its lack of analysis, lack of public feedback, and for not providing details on

how it plans to build more new housing, specifically affordable housing.

The county failed to identify enough potential sites for homes in its eastern communities of the Coachella Valley such as Mecca, North Shore, and Oasis. According to HCD, the county’s Housing element did not address the infrastructure needs of those potential housing sites or the economic disparities of those communities and what programs will address those problems. Riverside County had 120 days from HCD’s October 15, 2021, deadline to submit their housing element, to amend and return its housing element to the state. If Riverside does not resubmit its housing element by February 12, the county must accelerate to implement zoning changes according to its housing element and complete those changes by October 15, 2022. The state could require Riverside County to submit its housing elements every four, instead of, eight years, if it does not complete those zoning changes by then. Riverside County Officials insist that it will return its modified housing element to the state sometime this March for certification. The housing element will provide more details to identify infrastructure needs, large-scale development of large-scale lots, and March 2022 socalrha.org | 9

constraints to development. The housing element will address affordable and farmworker housing funding, and financing opportunities for accessory dwelling units. Until the county receives HCD certification, the county could lose millions in housing funds from the state and possibly face civil litigation from private groups. Already several community organizations state they may take legal action against Riverside County to require that its housing element adequately addresses affordable housing, poverty, and makes a commitment to improving infrastructure in its underserved communities. Riverside County officials to plan to submit the revised housing element to HCD this March. HCD will review the plan and respond to the county this May if it will be certified or again needs to be certified.

San Diego’s Vehicle Miles Traveled Policy Will Have Huge Impact on Region’s Housing Supply

The San Diego County Board of Supervisors voted to approve a Vehicle Miles Traveled (VMT) policy last month. The policy will significantly affect where new housing will be built in the county’s unincorporated areas. The policy requires projects to evaluate the environmental impacts caused by vehicle trips and traffic according to state law SB 743 adopted in 2013. SB 743’s intent is to boost housing production while lowering vehicle traffic and help reduce climate change. Supporters argued the new policy is necessary to protect the environment and exempt 4,025 affordable units from additional environmental regulations located in areas with available transit options. But critics to the policy insist it will create expensive barriers, preventing new housing from being built for middle-income households in the county’s unincorporated areas. Local governments, because of SB 743, require many new projects to perform new environmental analysis to account for a project’s impact to air quality and greenhouse gases created by vehicle trips. Instead of providing Average Daily Trips, projects must perform analysis on the distance of vehicle miles traveled

and the total number of trips people travel to their destinations such as school, work, or leisure. San Diego County tried to keep previous forms of analysis in its transportation plan, but environmental groups threatened legal action if the county does not use the VMT analysis under SB 743. Last September, County Supervisors voted to change its transportation study, so it is in accordance with the VMT guidance provided by the Governor’s Office of Planning and Research. In February, the County Board of Supervisors approved the VMT policy on a 3-2 vote. However, opponents of the policy argue that the new analysis as is would limit how many and where new housing units can be built in the county. New projects not built within infill areas and transportation corridors must perform the VMT analysis and provide details on how it would mitigate additional vehicle trips. Projects located outside transit corridors would be subject to more restrictions and potentially paying tens of thousands of dollars in new fees per unit. Affordable infill projects would be exempt, but many other projects would be subject to new fees and restrictions. County Supervisors Jim Desmond and Joel Anderson tried offering an alternative plan that would have granted the same exemptions to more housing units in more parts of the county and leave the plan open to include transit opportunity areas in the future but failed to receive the needed votes.

Jurupa Valley to Consider Inclusionary Housing Fee

Now that California housing law requires local governments to plan and build more new homes based on income level, local governments, like Jurupa Valley, are considering a variety of housing policies to meet those mandates. Under the current Regional Housing Needs Assessment (RHNA), Jurupa Valley is required to plan or build at least 4,485 new homes for extremely low, low, moderate, and above moderateincome households between 2021 and 2029. Jurupa Valley hired a private independent consultant to study and identify housing programs to help meet its RHNA goals. The consultant introduced his findings at a public workshop on January 20 with the Jurupa Valley Mayor and City Council discussing

10 | Southern California Rental Housing Association Rental Advisor March 2022

which of the consultant’s recommendations they would consider for adoption. Among the options discussed by the mayor and city council was consideration of a proposed inclusionary housing ordinance. The inclusionary ordinance would require developers to dedicate a percentage of homes they build for affordable housing or have them pay an in-lieu fee to pay for building affordable units elsewhere if they decide not to make any of the new homes affordable. The discussion over the proposed inclusionary requirements created furious debate among the city council. Several city councilmembers stated they could accept an inclusionary housing ordinance because the region’s housing market is unaffordable for many households and because of state law. Other councilmembers strongly disagreed with the policy entirely when the consultant suggested that the inlieu be $35,000 per single family home and $17,000 per multifamily unit. Councilmembers opposing the inclusionary policy argued the policy would stop any new housing from being built in the city.

The majority of the City Council agreed it should consider an inclusionary housing ordinance in the future. The ordinance would require builders to dedicate at least 10 percent of homes they build for affordable units. Builders that do provide affordable units in their development would pay an in-lieu fee ranging from $3,000 to $7,000 per unit. The in-lieu fees collected would be used for construction or financing of affordable units. During the workshop, it was noted the City of Calimesa located in Riverside County adopted an inclusionary ordinance in 2011 but it was suspended until the economic downturn in 2017. Calimesa’s inclusionary ordinance requires all developments to provide 5 percent of their units for affordable, but there is no in-lieu fee. The City of Riverside is deciding if it will create an inclusionary policy. The City of Palm Springs last year discussed creating such a policy but directed city staff to consider hiring an independent consultant to study an inclusionary requirement and a separate Linkage Fee ordinance. The SCRHA is opposed to inclusionary housing ordinances because

Future-proof your laundry. Keep your residents happy with WASH’s digital laundry room solutions.  Mobile pay, credit card and laundry card options  Unparalleled security  Fewer service calls, vandalism and theft  Refunds, service requests, payments and more through the WASH-Connect mobile app

Visit wash.com/mobile or call 800.777.1484 to future-proof your laundry room today!

Ditch the quarters and choose mobile pay!

WS22-018 Future-Proof Ad 7_5x4_875.indd 1

March 2022 socalrha.org | 11 12/30/2021 9:11:28 AM

they can be an expensive regulatory barrier that will prevent the building of more housing affordable to most households. Although Jurupa Valley is not in the SCRHA territory, the SCRHA will continue to look out for and monitor such proposals in Riverside County.

State Court Ruling Could Exempt Certain Projects from Local Restrictions and Litigation

In January, a California Appeals court ruled in favor of an apartment building called 525 Olive in San Diego’s Golden Hill community. The 525 Olive project is a 20-story, 204-unit, apartment building created in partnership between St. Paul’s Cathedral and SCRHA member Greystar; the project includes 18 affordable units. What makes the project unique is that the builder used the state’s density bonus law allowing the project 25 percent taller than what was allowed in the Golden Hill Community Plan. In 2019, the San Diego City Council unanimously approved the project. In response to the council’s approval of 325 Olive, several community groups filed a lawsuit in July 2020 objecting to the project saying the building was too tall for the community, therefore it would block residents’ views and block sunlight from entering Balboa Park. The groups losing their lawsuit in court, filed for an appeal in state court to overturn the lower court’s ruling.

Superior Court Rules that City of Rancho Mirage Allow Short-Term Rentals to Apply for Operating Permits

A Riverside County Superior Court Judge criticized the City of Rancho Mirage for denying an owner of a Short-Term Rental Property from applying for a short-term rental permit through the city and ruled the city must continue allowing certain owners to apply for those permits. The Rancho Mirage City Council in November 2020 approved a ban on all short-term vacation rentals in the city except those that located in gated communities allowed by homeowners’ associations. There are approximately 149 short-term rentals in HOAs in the city. A group of short-term vacation rental owners filed a lawsuit in Riverside County Superior Court to block Rancho Mirage’s ordinance from taking effect on January 1, 2021. In July 2021, a Superior Court Judge ruled in favor of the plaintiffs temporarily blocking the ordinance. The Rancho Mirage City Council adopted a more restrictive ordinance in October 2021

Own Appreciated Investment Real Estate?

Market Values at ALL TIME HIGH Selling Appreciated Investment Properties? Big Taxes on Proﬁts! Consider 1031 Exchange Options Case Study

Last January, the state appeals court denied the groups’ appeal, but the court in addition to denying the appeal, moved to certify the ruling so it becomes legal precedent in California. The court’s action is seen as a major milestone for future housing projects and for local governments willing to adhere to state laws to approve larger scale projects than cities would typically allow. Also, the court’s action potentially could stop other similar lawsuits filed against projects using similar exemptions. The groups have not decided yet if they will appeal the ruling to the California Supreme Court.

Online Webinars Saturdays@10am and on-demand See www.RentalOwnerWorkshop.com Aubrey Morrow CERTIFIED FINANCIAL PLANNER™ Practitioner

Financial Designs, Ltd. 5075 Shoreham Place, Suite 200 San Diego, CA 92122 Phone (858) 597-1980 | Fax (858) 546-1106 www.MoneyTalkRadio.com

Tune in Saturdays 8am AM 600 KOGO

Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory Services offered through Concorde Asset Management, LLC (CAM), an SEC Registered Investment Advisor. Financial Designs is independent of CIS & CAM. This is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. There are material risks associated with investing in real estate securities including illiquidity, general market conditions, interest rate risks, ﬁnancing risks, potential adverse tax consequences, general economic risks, development risks, and potential loss of the entire investment principal.

12 | Southern California Rental Housing Association Rental Advisor March 2022

banning all short-term rentals even in gated HOA communities; that ordinance took effect on January 1, 2022. The Superior Court judge in February reprimanded the city for enforcing its short-term rental ban, enacting an expanded ban to include all short-term rentals, and denying owners from applying for the rental permits without the court’s permission. The judge also ruled Rancho Mirage was in contempt for disregarding the judge’s July 2021 ruling. The judge’s ruling places a stay on the ordinances the city council enacted in November 2020 and October 2021 and requires the city to issue permits to shortterm owners who apply. The city must continue issuing permits until the judge’s July 2021 ruling is successfully appealed or is resolved by the courts. The judge also ruled in favor of one plaintiff who filed a contempt charge against the city for being denied her application for a permit. Rancho Mirage City Attorney Michael Cobden said the city did not know the ruling prevented the city from enforcing its vacation rental ban and from enacting more rules. The city plans to file an appeal to overturn the July 2021 ruling. The judge will set a new court date for Rancho Mirage to show why the city should not be held in contempt.

Full San Diego City Council approves “Homes for All of Us” Housing Action Package

divided into multiple parcels or add more units if certain conditions are met. New projects located in transit corridors can reduce or eliminate parking requirements. The package has new regulations expediting and lowering fees for adding Accessory Dwelling Units (ADUs). The package adds more housing incentives and programs to address multiple housing types. The programs will encourage employee/workforce housing, transitional and emergency shelters, live/ work units, and affordable housing. Programs will preserve Single Residency Occupancy (SROs) and build units for person with disabilities or larger households. Other reforms include reducing the number of required permits or the need for discretionary review for certain projects. Some resident groups attended the hearing to express concern and opposition to some elements of the housing package such as the new ADU regulations and reduction of parking requirements. Opponents criticized the policy saying it will increase traffic, make parking more difficult, and degrade the quality of life for certain neighborhoods. Proponents and most council members believed the package will reduce the cost to construct and encourage more types of housing. SCRHA members can review the housing action package at www.sandiego.gov/planning/programs/ housing-action-package

On February 8, the full San Diego City Council voted 8-1 to approve the Homes for All of Us housing policy package; Councilmember Marni von Wilpert was the opposing vote. Last month, the Council’s Land Use and Housing Committee approved the housing policy package. The policy package created by Mayor Todd Gloria will roll back certain regulations and add incentives to build more homes in the city. The policies focus on changing regulations regarding Accessory Dwelling Units (ADUs), implementing parts of SB 9 enacted into law last year, and adding new incentives to encourage construction of multiple housing types. Certain properties can be

Local Rental Assistance Programs • • • • •

City of San Diego: sdhc.org City of Chula Vista: chulavistaerap.com County of San Diego: sandiegocounty.gov Southern Riverside County: unitedlift.org Imperial County: www.housing.ca.gov

March 2022 socalrha.org | 13

APARTMENTALIZE

JUNE 22-24

Mark Your Calendar for June 2022! Join us in June at the San Diego Convention Center. We’ll have more opportunities for you and your team to make brilliant connections, get bright ideas and see success in a new light. Plan now to be there!

REGISTRATION IS NOW OPEN! Visit apartmentalize.com for all of the details.

Another Chance TO Focus Forward 2021 Apartmentalize was exactly what we needed to reconnect with the industry, reenergize and find a better way of doing things. If you or your team missed the Chicago event or missed a few education sessions, here’s your chance to catch up and continue learning. Order NAA’s REWIND program to get access to 80+ PowerPoint-synced audio and video sessions from Apartmentalize. Learn more at naahq.org/rewind.

Affiliate Logo Here 14 | Southern California Rental Housing Association Rental Advisor March 2022

California

CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

At the time of writing this, the February 18 bill introduction deadline was rapidly approaching. We are seeing more and more bills starting to be introduced. Many deal with housing issues, however, nothing too devastating has been introduced to date. SCRHA will remain vigilant as new legislation is put across the desk. SCRHA will review legislation, take positions, and lobby as necessary. There are a few bills and issues to report on, they include; AB 854 (Lee) - SCRHA OPPOSE - DEAD. This is Assembly Member Lee’s bill that would have amended the Ellis Act making it considerably more difficult for property owners to leave the rental market. AB 854, the “Stay in Business Forever” legislation would have prohibited property owners who have owned rental accommodations for less than five-years from using the Ellis Act to withdraw rental accommodations and would have prevented someone who used the Ellis Act from being able to do so again for 10-years. The SCRHA and coalition of rental property owner associations were successful in defeating the bill, killing it on the Assembly Floor. While AB 854 is dead, Assembly Member Lee could

still introduce a new bill and take another bite at the Ellis Act apple. Thanks to all the SCRHA members who made phone calls and helped defeat AB 854. SB 843 (Glazer) - SCRHA Bill Under Review Assembly Member Glazer has reintroduced a bill he has authored in the past; renters tax credit increase legislation. The bill would, for taxable years beginning on or after January 1, 2022, and before January 1, 2027, would increase the credit amount for a qualified renter to $1,000, as provided. In the event the increased credit amount is not specified in a bill relating to the Budget Act, the existing credit amounts of $120 and $60, as described above, respectively, would be the credit amounts for that taxable year. The bill would require the Franchise Tax Board to annually recompute for inflation the credit amount for taxable years on or after January 1, 2023, and before January 1, 2027, except as provided. The bill would provide findings and declarations relating to the goals, purposes, and objectives of this credit. We will keep you posted on any new developments as they arise. March 2022 socalrha.org | 15

16 | Southern California Rental Housing Association Rental Advisor March 2022

ARE YOU DONE WITH THE HEADACHES OF RENTAL PROPERTY? CALL YOUR LOCAL DST ADVISOR

• • • • •

Potential for monthly cash flow and capital appreciation Potential to defer capital gains taxes Potential close in as little as 3-4 days Help build a diversified portfolio Invest in “out-of-state” properties

• • • • •

No need to obtain a loan Low minimum investment amounts Institutional asset and property management Pass through tax benefits No escrow

“ My mission is to provide expert advice that helps investors escape the burdens of traditional rental property ownership, and 1031 exchange into potentially 100% passive income DST properties.”

Jason McMurtry, MBA Managing Partner

To learn more, visit 1031CapitalSolutions.com or call us at (800) 445-5908 DST 1031 properties are only available to accredited investors (typically defined as having a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years; or have an active Series 7, Series 82, or Series 65. Individuals holding a Series 66 do not fall under this definition) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. This is for informational purposes only, does not constitute as individual investment advice, and should not be relied upon as tax or legal advice. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax concepts, therefore you should consult your legal or tax professional regarding the specifics of your particular situation. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services offered through Concorde Asset Management, LLC (CAM), an SEC registered investment advisor. 1031 Capital Solutions is independent of CIS, CAM and CIA.

March 2022 socalrha.org | 17

Response

6 | Southern California Rental Housing Association Rental Advisor July 2021 18 | Southern California Rental Housing Association Rental Advisor March 2022

WAYS TO REDUCE YOUR BUSINESS’S HEATING BILL

Heating, ventilation and air conditioning (HVAC) uses around 40% of a building’s electricity. In fact, it’s one of the most significant factors in the operating expenses of a business. That’s why it pays to pinpoint HVAC energy waste and reduce it. Here are 7 popular ways to help your business become more energyefficient and control costs. Tip #1: Carefully assess the area around each vent for proper ventilation. Is air flowing from the vent circulating freely throughout the room? If there are obstructions that prevent adequate airflow, such as cabinetry or drapes, move them to allow for clear circulation. Don’t keep vents closed to save

By San Diego Gas & Electric energy. This can change the way air is distributed and cause an imbalance to the operation of the HVAC system. Tips #2: Prevent dust and dirt from building up. Replace air filters (or clean them if they’re reusable) monthly, especially during peak heating and cooling seasons. Keeping air filters clean can prevent dust and dirt from building up in the system. When dirt builds up, it can lead to expensive maintenance repairs or the need for a new system Tip #3: Check your ducts. Make sure all the ducts that run throughout your building have duct sealant or metal-backed (foil) tape over the seams and

connections. You can work with a contractor to wrap the ducts in insulation to keep them from getting hot in the summer or cold in the winter. Contractors can perform verified duct sealing using a special fan to test duct system leakage before and after sealing efforts have been made. Tip #4: Implement a consistent HVAC maintenance schedule. Not all businesses require the same needs from their HVAC systems. Customized commercial HVAC maintenance plans may be offered by your preferred contractor, which will provide the specific care your system needs to boost performance. March 2022 socalrha.org | 19

Tips #5: Use heat-recovery technology to transfer energy from exhaust air to incoming outside air. This greatly reduces the energy that’s required to heat or cool incoming air. A qualified contractor can educate customers on available recovery technologies. For example, an energy recovery ventilator (ERV) can be a suitable solution for maintaining comfortable temperature, depending on area location and climate.

a building’s HVAC system, the advanced controls can reduce energy use by almost 40%.

Tip #6: Install advanced control sensors to improve a ventilation system’s operating power for energy efficiency. These controls can count the number of people in a room and then adjust the heat and air conditioning accordingly. When the sensors are integrated into

For more ideas on how to lower your energy use, visit sdge.com/ My-Business.

Tip #7: Replace your old, wornout HVAC. If your HVAC system is more than 10 years old, there’s a good chance you’re spending too much to heat and cool your building. Have a professional contractor give your HVAC system a checkup and see if you should upgrade to highefficiency ENERGY STAR®-qualified equipment.

20 | Southern California Rental Housing Association Rental Advisor March 2022

March 2022 socalrha.org | 21

22 | Southern California Rental Housing Association Rental Advisor March 2022

CIC vs Moco Southern California Rental Housing Association (SCRHA) has recently partnered with Contemporary Information Corp. (CIC) to provide you with a new, powerful tenant screening service. CIC is a trusted tenant screening provider that has been serving rental properties in Southern California for over 30 years. We are proud to provide superior tenant screening to SCRHA members with CIC.

could get you into legal trouble. After all, California’s courts are arguably very tenant-friendly, and a lot less sympathetic to property owners. Which Should I Use: CIC or ApplyConnect? CIC offers two types of tenant screening solutions depending on your needs.

First option: ApplyConnect, powered by CIC, makes it free and Why Switch to CIC? easy for properties to invite rental Above all the numerous things applicants to share their tenant CIC does that Moco does not, screening report. Reports are paid CIC is the only tenant screening for by the applicants for $29.95 provider that has safeguards in (lower than MyScreeningReport) place to protect rental properties and delivered within seconds of from legal liabilities. Southern purchase. Every report includes California has some of the strictest an Experian credit report with landlord-tenant laws in the nation, VantageScore, nationwide and restrictions on eviction and criminal, eviction history, and sex criminal records can vary by city offender registry scan. and county.

By CIC This solution has no setup costs or subscriptions, requires no inspection of your office, and is ready to use within minutes! Second option: Ideal for larger portfolios, CIC provides directto-property tenant screening. With signed authorization by your applicant to pull their credit report, CIC delivers instant results 24/7. CIC has three report packages to choose from: Mini, Basic, or Basic with Criminal. Getting set up takes 5-7 business days. All CIC resident screening accounts have a one-time setup fee that covers the physical inspection of your office required by the bureaus. This one-time fee is $54 and is paid directly to the inspection company.

CIC and ApplyConnect are able to filter your tenant screening report by zip code to remove information that you legally cannot consider when vetting your applicants. This means you or your leasing staff doesn’t have to constantly remember which COVID-related eviction records you can’t consider, which rental properties are in counties with strict criminal record restrictions, or stress over what new public record regulation just passed. CIC ensures you and your staff don’t unintentionally use information on the report that March 2022 socalrha.org | 23

24 | Southern California Rental Housing Association Rental Advisor March 2022

March 2022 socalrha.org | 25

A refreshingly simple way to manage your properties Residential

Commercial

Affordable

Self Storage

Discover what you can do with intuitive & powerful property management software

Condo/HOA

Breeze

Starting at

Easy setup Property accounting Vacancy & prospect tracking ILS posting Online applications Online payments Online maintenance Email & text communications Walk-in payments with PayNearMe Vendor payments Owner payments & reports Live chat support Renters insurance† Resident screening† Corporate websites† Property websites†

per unit per month*

✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓

Online lease execution†

“

Yardi Breeze is easy to use. Tenant tracking, maintenance requests and online support … I love everything about it!

Customer relationship management

Danielle Drozdek RB Homes, Inc.

Corporate accounting

”

Job cost tracking Rent deferment Rent control Invoice approval & processing Customizable financial statements Menu-level security *Minimums apply

†Additional fees apply

Get a free, personalized demo to see why thousands of companies choose Yardi Breeze YardiBreeze.com | (800) 866 -1144

Manufactured

Breeze

Starting at

unit $2 per per month*

✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓

YOUR SINGLE-SOURCE MRO SUPPLIER HD Supply is committed to getting you what you need, where and when you need it. We offer: • Free, next-day delivery* • More than 100,000 products • Industry-leading support Trust us to make your job easier with: • One-click checkout online • HD Supply Solutions™ App for ordering anywhere • Custom-made products, including doors, cabinets, window coverings, and more • Professional certification and training • Property improvement and renovation services

CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes require pre-registration. Walk-ins are not accepted. See confirmation email for details. Questions? Contact us at events@socalrha.org or 858.278.8070.

8 MAR

8:00a-5:00p

14 MAR

8:00a-5:00p

16 MAR

6:00p-7:30p

Certified Apartment Leasing Professional (CALP) Designation Series

Basic Plumbing

Member Orientation

18 MAR

23 MAR

24 MAR

8:00a-5:00p

2:30p-3:30p

Basic Electrical for Apartments

Fair Housing Presented by CSA San Diego County

Supplier Council

19 20 APR OCT

20 APR

21 APR

10:30a-11:30a 10:00a-11:00a

IROC: Tips & Tricks of Legislative Update Property Management

ICON KEY

9:00a-11:00a

Workplace Diplomacy: Strategies for Managing Conflict and Difficult People

Independent Property Owners

28 | Southern California Rental Housing Association Rental Advisor March 2022

9:00a-4:00p

Fair Housing: Part I & II

Property Managers

Suppliers

Featured

Maintenance Mania

Golf Classic

Maintenance Mania is back! Show off your skills for a chance to earn bragging rights and prizes.

Join rental housing professionals for a day of networking and golf at the 2022 Golf Classic. Foursomes and sponsorships now available!

April 12, 2022

May 12, 2022 at Coronado Municipal Golf Course

11 APR

8:00a-5:00p

28 APR SEP 15

9:00a-4:00p 8:00a-5:00p

APR 18

8:30a-12:30p

Basic Appliance Repair Kitchen

Basic Appliance Repair Fair Housing: Part I & II Laundry

Maintenance for Leasing

26 APR

11 MAY

18 MAY

9:00a-10:00a

You Bet Your Assets! What you Need to Know about ESA Processing

10:00a-11:00a

Legislative Update

10:00a-11:00a

IROC: Management & Forms

Save Your Seat!

March 2022 socalrha.org | 29

Voices of the Industry

30 | Southern California Rental Housing Association Rental Advisor March 2022

Increase your home’s ENERGY EFFICIENCY with new windows & doors LIFETIME WARRANTY ON LABOR AND ALL MILGARD PRODUCTS!

1,000

500

OFF *

MILGARD VINYL WINDOWS

OFF *

MILGARD VINYL DOORS

Call 877-7-NEWMAN or visit www.NewmanWindows.com today! Schedule your appointment and use code Newman1b

NEWMAN SIGNATURE EXPERIENCE It’s what you don’t see that counts

Worry Free Process

VISIT US AT OUR SHOWROOMS 1176 Morena Blvd. San Diego CA 92110

6110 Yarrow Dr. Carlsbad CA 92011

OPEN MON-FRI 8AM-5PM CLOSED MON-FRI 1PM-2PM

OPEN MON-FRI 8AM-5PM

Full Transparency

Honest Value

Professional Installation

Quality Products

YOUR APPOINTMENT. YOUR WAY. Interior or Exterior. It’s your choice.

*Offer good on purchase of 5 or more windows. Price based off MSRP. Cannot be combined with any other offers. Not valid on previous orders. Valid on purchases made between January 1, 2021 and January 31, 2021.

LIC #570472

March 2022 socalrha.org | 31

32 | Southern California Rental Housing Association Rental Advisor March 2022

March 2022 socalrha.org | 33

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

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

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

10 cents of every $1 is spent

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

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

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

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

34 | Southern California Rental Housing Association Rental Advisor March 2022

New 2022 Covid-19 Supplemental Paid Sick Leave Reinstated

By Jennifer Jacobus, San Diego Employers Association On February 10, Governor Newsom signed legislation that would reinstate California’s Supplemental Paid Sick Leave (SPSL) effective February 19, 2022. Along with the bill, the Department of Industrial Relations has provided FAQs, which, maybe not surprisingly, still left employers with many unanswered questions and added frustrations. The newly reinstated bill requires all employers with 26 or more employees to provide all employees with up to 80 hours of paid sick leave when such time off is needed for Covid-related reasons as outlined below. Parttime employees can be provided with time off that is equal to the hours that they would normally work in a workweek, independent contractors are excluded. This bank of 80 hours of SPSL is in addition to the Supplement Paid Sick Leave of 2021 and the Emergency Paid Sick Leave of

2020 and is separate from both the state and city paid sick leave ordinances that require employers to provide paid sick leave to all employees. The 2022 SPSL provides for two separate banks of leave, each up to 40 hours: Bank One: Up to 40 hours is available to employees who are unable to work or telework due to any one of the following reasons: • Caring for Themself: The covered employee is subject to a quarantine or isolation period related to COVID-19, has been advised by a healthcare provider to quarantine due to COVID-19, or is experiencing symptoms of COVID-19 and seeking a medical diagnosis

• Caring for a Family Member: The covered employee is caring for a family member related to one of the reasons above or the employee is caring for a child whose school or place of care is closed or unavailable due to COVID-19 on the premises • Vaccine-Related: The covered employee or a qualifying family member is attending a vaccine appointment or cannot work or telework due to vaccine-related side effects Bank Two: Up to 40 hours is available only if an employee or a family member for whom they are providing care tested positive for COVID-19. One of the biggest challenges associated with the reinstatement of SPSL is the fact that employees can ask for retroactive pay. If an employee used their personal sick leave, PTO or vacation for one of the reasons listed above between January 1 and February 19, 2022 March 2022 socalrha.org | 35

and they request retroactive pay, the employer must comply. In this example, this would mean reinstating the time off that the employee used (their personal sick leave or vacation) or, in the case where an employee did not have any paid time off available to them and took time off without pay, the employer must pay the employee for the time that was not compensated. Employers may ask for proof if the employee is requesting retroactive pay due to a positive Covid test for either themselves or because they had to care for a family member. For employees who are requesting time off after February 19, 2022, employers are limited when they can require proof to only when an employee is requesting time off under Bank Two, a positive Covid test for either the employee or the employee’s family member or if an employee requests more than 24 hours for a single vaccine appointment and recovery from any related side effects. There may be limited

Complete Electrical Service and Installation

circumstances when an employer can ask for a medical certification when the employer has other information indicating that the covered employee is not requesting SPSL for a valid purpose. The example provided by the California Department of Industrial Relations states that if a covered employee informs an employer that the covered employee is subject to a local quarantine order or recommendation, has to stay home, and qualifies for 2022 COVID-19 Supplemental Paid Sick Leave, but the employer subsequently learns that the covered employee was out at a ballpark, the employer could reasonably request documentation.

employee should quarantine for a minimum of ten days. Employees who are exposed to someone with Covid-19 must stay home for at least five days if they are not vaccinated or, if vaccinated and boosted, they may continue working as long as they are asymptomatic and wear a mask for at least five days.

Additional Important reminders:

Employers are required to post this www.dir.ca.gov/dlse/ COVID19resources/2022-COVID19-SPSL-Poster.pdf notice in their workplace.

Employees, regardless of vaccination status, should quarantine for at least five days. Quarantine can end after five days if the employee no longer has symptoms and they test negative on day five or later; otherwise

No job is too small . . . No problem is too large!

Apartment Property Specialists Experienced Professionals Competitive Prices Bonded & Insured Swift Response

License #: C10-516913

To reach us please call: 619.295.6568 (Coastal) 619.464.6568 (Inland) Email Address: kennedyelectric@cox.net Web Address: www.tomkennedyelectric.com

Take advantage of our monthly lighting and boom truck service.

36 | Southern California Rental Housing Association Rental Advisor March 2022

Effective March 1, 2022, the requirement that unvaccinated individuals mask in indoor public settings will move to a strong recommendation that all persons, regardless of vaccine status, continue indoor masking. Universal masking shall remain required in specified high-risk settings.

The full FAQ document can be found here: www.dir.ca.gov/dlse/ COVID19Resources/2022-SPSLFAQs.html#Enforcement Written by Jennifer Jacobus, PHR, PHRca, Director of HR Services, San Diego Employers Association San Diego Employers Association is a nonprofit human resources consulting firm providing small and medium-sized businesses with unparalleled access to human resources advice & legal counsel, outsourced human resources management (leave of absence administration, talent acquisition, onboarding, performance management plans), and strong foundations in people management. SDEA is a strategic partner for our membership base. www.sdeahr.org

March 2022 socalrha.org | 37

Study conducted in 2021 by SCRHA and Point Loma Nazarene University.

38 | Southern California Rental Housing Association Rental Advisor March 2022

Make that career commitment today. CALP Certified Apartment Leasing Professional WE RECOMMEND THIS COURSE for leasing consultants, concierges, and career changers with hospitality, retail, or customer service experience. The CALP Certified Apartment Leasing Professional course will help you earn the CALP credential, many people's first industry credential, showing 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

• Securing and processing lease renewals

MARCH 8 - MARCH 10, 2022

Available in person and online For more information, visit www.naahq.org/CALP. SCRHA OFFICE Online member price: $425 To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course. www.GoWithVisto.org

FOR MORE INFORMATION, VISIT SOCALRHA.ORG/EVENTS/CALP-2022

March 2022 socalrha.org | 39

401(K) PLANS DENTAL INSURANCE MEDICAL INSURANCE WORKERS COMPENSATION LIABILITY BENEFITS VOLUNTARY BENEFITS LIFE INSURANCE DESIGNED FOR SCRHA MEMBERS BY SUCCESSFUL SOLUTIONS, LLC. CA INSURANCE LICENSE #0D73873

(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor March 2022

Welcome New Members INDEPENDENT OWNERS Alcove | Greystar Audrey E. Granville Beth Roach Company Bow Bowman Company Cindy Burtt Company City Wide Group of Companies Cuong Nguyen LLC Denise Attig Company Emerald Footprint Erik T. Karling George R. Phillips, Jr. Greg J. Gallagher Hidden Haven Farms James W. Evans Company Javy Interiors

Jim Felix Company Josie Hill Company Justin Price Rental Karen Koval Margaret Mayer Company Mark Forster Company Martin Mosier Company Michael Bendickson Company Michael Rapp NORY HOME LTD.,LLC Perfect Pause Robert Lee Company Santiago Peinado Company Savi Seaport Realtors

Sereno | Greystar Susan B. Individual not company Vanessa Ferraro Vive Luxe | Avenue 5 Sereno | Greystar Skyline Management Group, Inc Strata Equity Group Susan B. Individual not company The Phillips Group- Property Management The Summit at Point Loma | Avenue 5 Vanessa Ferraro Vive & Vive II on the Park | Avenue 5 Vive Luxe | Avenue 5

Pine View Preservation | Cushman Wakefield Rancho Hills Apartments | Cushman & Wakefield Skyline Management Group, Inc Strata Equity Group The Phillips Group- Property Management The Summit at Point Loma | Avenue 5 Vive & Vive II on the Park | Avenue 5

SUPPLIERS ATI Restoration, LLC SD Construction Cleaning & Janitorial LLC SOCi, Inc.

March 2022 socalrha.org | 41

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

socalrha.org 42 | Southern California Rental Housing Association Rental Advisor March 2022

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of March and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. 1974 1977 1978 1978 1979 1979 1980 1981 1982 1983 1986 1986 1987 1989 1989 1993 1993 1995 1995 1996 1996 1996 1996 1997 1998 1998 1998

John Griffith Company Mate (Matt) Jurlina Company Atlas Management Group Richard Ramsey Company Fleetwood Properties Leland Cook, III & Mary A. Dart Sally Nesbitt & Cathy McLean Mission Bay Realty Jim Seagrim Company Darrell E. Holt, CPA Peter Mallen Company Park Place Garden Apartments Doris McDowell Company Torrey Pines Property Management Johnston Property Management, Inc. Charles Davis Company Daniel Klausenstock Company Acacia Enterprises Olive Tree Apartments Linda Steenson Marina Bush George Rahe III Company Ludecke Investment Properties, LLC Cheryl Harper Company Rehmann Realty Group Asset Property Management Mary Sandra Schroeder Company

1998 1999 1999 2000 2000 2000 2003 2003 2003 2003 2004 2004 2004 2004 2005 2005 2006 2007 2008 2008 2009 2009 2010 2011 2011 2012 2012

Westwood Village Apts JDI Management Company Paul Hastie Company Antonia Seng Company Michael Chasin Company Florence Labo-Crick Company CSCDMT Family LTD Casa De Helix Apts Evelyn Sanders Company Chuck Hoffman CSCDMT Family LP The Clay Family Trust Joni Skinner Company Law Street Properties Stadium Arms Karen Roslie Company Sharon Whitley Larsen Company The Premiere Residential, LLC Zimmerman Property Management Hidden Valley Apartments Pacific Crest Apartments LLC Joemara Rentals, LLC Cristina Rutherford Company CertaPro Painters Alliance Dwellings, LP Little Properties Southern Cross Property Consultants Lisa Blocksom Company

*A member must have continuous membership, without lapses to appear on the Honor Roll. If at any time a membership lapsed, merged with a different account, or were taken under new ownership, the member 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 2022 socalrha.org | 43

44 | Southern California Rental Housing Association Rental Advisor March 2022

Landlord/Tenant

Questions and Answers Q

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

My tenant is asking me to accept a rent payment from their cousin. Do I have to take this payment?

Yes, a landlord is required to accept third party payments made on tenants behalf provided that the payment is accompanied by a statement that it is made on behalf of the named tenant and does not create a tenancy or grant any rights to the payee.

My tenant moved in a few years ago with a roommate, and they paid the security deposit together. One roommate moved out and another roommate moved in. At that time, the rent was increased, and they paid some additional security deposit. Who is entitled to the security deposit when the unit is vacated?

You should make the check out to all of them unless you receive in writing from any one of them that they have relinquished all rights to the security deposit to the other tenants.

Can a small claims court action regarding COVID rental debt be appealed?

It is better to fix the window or require the tenant to fix the window with a licensed contractor. If the tenant refuses to pay for or fix the window, serve a 3-Day Notice to Perform Conditions and/or Covenants or Quit. If he/she refuses to pay or fix the window in three days, you can commence the eviction.

A plaintiff cannot appeal their case if they lost a small claims judgment. Only the defendant can appeal if they lost, and then the case is heard all over again before a different judge. Under a year lease on a single-family home, if a tenant’s guest breaks a window and does not repair it after a week or two, can we take the money out of the next rent payment?

We have a tenant who has been in the unit for one year and has painted several of the walls black. Can I charge the resident for returning the paint color to white when they vacate the unit?

Yes, if you have a lease provision against making alterations without your consent. You can only charge the actual cost of turning the paint from black back to white. March 2022 socalrha.org | 45

We sent the security deposit accounting to the tenant’s last known address on time. It reflected an outstanding balance owed to us. How long must I wait before taking the tenant to court? Should I contact them one more time before doing so?

You may take the tenant to court immediately, but it is always a good idea to attempt to resolve the issue first before seeking court action. The time within which you must bring an action is 4 years if your lease was written and 2 years if the tenancy was an oral agreement.

One of our tenants claims we owe him for the loss of his property that was ruined when a pipe broke. We had it fixed the pipe within 3 days. Do we have to pay for his clothes and furniture?

Not unless your tenant could prove that you were negligent in the maintenance of the pipes or knew or should have known the pipes could break. Landlords are not the insurers of their tenant's property loss. Smart tenants purchase renter's insurance to cover these types of losses.

I am an owner of a duplex and I suspect my next-door neighbor is dealing drugs. I have a 6- month agreement with him that is not up for several more months. What can I do?

First, call the police and inform them what you know about the illegal activity. Work with the police to gain enough evidence that will allow you to proceed with an unlawful detainer (eviction). If you can prove the

illegal activity, the law allows the owner to serve a 3-Day Notice to Quit, with no chance to cure. Failure to comply with the notice will give rise to an action for unlawful detainer.

I rent out a condominium unit and I have a problem with people leaving with six months left on their lease. How do I collect my lost rent?

else, he could be evicted. If you could prove that the tenants were residing in the garage, you could serve them a 3-Day Notice to Perform or Quit, followed by an eviction if they fail to stop using the garage as their residence.

Q A

What are some examples of a reasonable accommodation?

Common examples are allowing a resident to have In order to collect your an assistance animal, reserving unpaid rent, you could sue a special parking space for a your former tenants in small resident, allowing a resident claims court. You must try to who needs to move due to a mitigate your damages by trying disability to terminate a lease to rent the unit as soon as possible. without further obligation for Once you receive a judgment, you rent, or modifying a rent due date could go through formal collection to coincide with the receipt of procedures such as garnishing disability payments. their wages or levying on their Kimball, Tirey & St. John LLP is a full bank accounts.

I heard that unless your rental agreement requires rent to be paid in advance that it is not owed until the end of the month. Is this true?

Under California law monthly rent is not due until the end of the month unless the lease or rental agreement require the rent to be paid in advance. That is why almost every written rental agreement contains that language.

I rent a garage to two young men under a 6-month lease for storage purposes only and I suspect that they are living there. What can I do?

In California, an owner of rental property can limit the tenant's use of the property for specific purposes. If the tenant uses the rental for something

46 | Southern California Rental Housing Association Rental Advisor March 2022

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

Boost your knowledge, skills, and confidence! Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers. Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

• Comprehensive marketing plans

• Working with contractors and vendors

• Sales team management and product readiness

• Recruiting high-caliber employees

• Equitable treatment of current and potential residents

• Employee orientation and training

• Resident retention and maintaining a positive company image

• Employment regulations and record keeping

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

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

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance accurately

• Service request process

Available in person and online Online member price: $865 www.GoWithVisto.org

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

March 2022 socalrha.org | 47

48 | Southern California Rental Housing Association Rental Advisor March 2022

FACILITIES on Rental Properties By Southern California Rental Housing Association State law allows a caregiver to provide family child care in their residence even if the caregiver leases or rents their home or apartment. Small family daycare facilities are not considered a “business use of property” and are protected under any leases or rental agreements that would prohibit tenants from operating a business out of the rental unit. The law applies to all types of rental homes such as apartments, townhomes, condominiums and single-family residences. Renters may have a family daycare in their home as long they meet certain conditions, follow clear rules, and communicate with their landlord or property manager, such as: • The child-care provider must be licensed by the state Department of Social Services. o The licensed tenant must provide the landlord or property

owner ‘30 days’ notice in writing of their intent to operate the daycare service in their residence. • The license also should include the number of children that the provider is allowed to care for. The state license application includes a notification form for the landlord explaining the renter’s right to operate a family day care facility in the rental unit. • Landlords or property managers cannot discriminate against a tenant for operating a daycare facility. But, owners and managers do have the option of requiring a higher security deposit as long the deposit does not exceed the maximum amount under state law. • Tenants are required by the state to comply with one of three insurance options: 1) Obtain liability insurance, 2) Secure a bond of $300,000 3) Or, if the operator chooses not to have insurance or secure a

bond, the operator must inform each parent that day care facility is not insured or bonded and obtain signed affidavits from the parents acknowledging that they aware the facility does not have insurance or a bond. • The caregiver must abide by the same rules that apply to all other residents to prevent excessive noise and/or damage to the property. There are benefits of having a family home day-care in your neighborhood or apartment community. Day-care providers can enhance the security in and around your property because the provider’s main responsibility is to supervise young children and ensure that environment is safe and clean. This is a white paper published by SCRHA. Members can access our full library of white papers at socalrha.org. March 2022 socalrha.org | 49

50 | Southern California Rental Housing Association Rental Advisor March 2022

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Ariva Apartments | Avenue 5.................................. ....................................................... (858) 496-0400 Arrive Broadway Lofts | Trinity.. (619) 238-7147 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Bonita Woods | R.A. Snyder.....(619) 475-8384 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697

Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179 D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Elite Property Management....... (619) 823-3712 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703

K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554

March 2022 socalrha.org | 51

R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 San Terra Properties.................(858) 832-7800 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shapell Properties, Inc..............(323) 988-7590 Shore Management...................(858) 274-3500 Skyline Management Group, Inc............................ .............................................. (310) 246- 4750 x818 Sofi Ocean Hills | Cushman Wakefield................. .......................................................... (760) 612-9172

Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strata Equity Group.................. (858) 546-0900 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Phillips Group- Property Management..... ........................................................(619) 407-8729 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 The Summit at Point Loma | Avenue 5............. ........................................................ (619) 223-1390 The Townsend | Dinerstein..... (858) 481-4808 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940

Trinity Property Consultants...(949) 299-0812 U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. ........................................................ (951) 894-2439 Vive & Vive II on the Park | Avenue 5................... ........................................................(858) 565-8483 W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

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. CIC 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 2022

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 & Trust Services

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

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 Financial Designs, Ltd........................... (858) 597-1980 SOCi, Inc. .................................................. (858) 225-4110 Zumper....................................................... (707) 330-1273

Coin-Operated Laundry Equipment

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

Fast Affordable Restorations................(858) 449-1277 Gafcon, Inc...............................................(858) 875-0010 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747 Workright Property Services Inc.......... (858) 751-6312

Construction Management

Floor Coverings

Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 TASORO....................................................(310) 882-9747

Furniture Rentals

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

General Contractors

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

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

Heating & Air Conditioning

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

Courtesy Patrol

Appliance Parts & Repair

Deck Coating

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 LeaseLock................................................(310) 906-2900 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Apartment Brokerage/Sales

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

City Wide Protection Services, Inc.... (619) 938-2333 General Coatings Corporation.............(858) 587-1277 Life Deck Coating Installations...........(619) 262-8600

Drawers & Drawer Pulls

TASORO....................................................(310) 882-9747

Education

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

Buchalter, A Professional Corporation............................ .................................................................... (619) 929-5448 Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Ted Smith Law......................................... (619) 610-9332 Todd A. Brisco & Associates, APC...... (714) 634-2814

Electrical Contractors

Backflow Testing

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

ATI Restoration, LLC............................... (619) 318-2807 BELFOR Property Restoration........... (858) 847-9886 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 J & M Keystone Restoration & Emergency Service..... ................................................................... (858) 847-9886

Bathroom Remodeling & Refinishing

Employment Agency

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

Banks

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

Blinds

America's Finest Carpet Company... (800) 888-1568

Brokerage

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

Cabinet and Countertops

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

Electronic Key Access

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

Emergency Service Flood/Fire

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

Environmental: Asbestos/Lead/ Mold

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

Evictions

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

Dixieline..................................................... (619) 358-8188 TASORO....................................................(310) 882-9747

Exterminators

Cable Television

Financial Services

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

Carpet Cleaning

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company....(800) 888-1568 J & C Carpet Company.......................... (619) 498-1424 KJ Carpet Wholesale.............................(909) 455-0180 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 SD Construction Cleaning & Janitorial LLC.................... ...................................................................... (619) 534-1189

Lloyd Pest Control................................. (800) 570-2847 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Insurance

Interior Finishes

TASORO....................................................(310) 882-9747

Internet Advertising Service

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

Internet Service Provider

Cox ........................................................... (858) 836-7582 Dish Fiber.................................................. (951) 201-3544 Quantum Fiber........................................ (360) 931-9864

Janitorial Services

DAPA Services, Inc.................................(619) 221-9292

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection

Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Lenders

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

Lighting

TASORO....................................................(310) 882-9747

Maintenance & Repair

A & PM, Inc............................................. (858) 722-5953 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116 Pacific InterWest Building Consultants............................ ................................................................. (925) 939-5500

A-Tech Systems..................................... (909) 444-9695 Bay Alarm................................................ (858) 209-9843 CVA Security.............................................. (619) 585-9111 Standard Electronics.............................(619) 596-9950 Symons Fire Protection........................ (619) 588-6364 Time and Alarm Systems....................... (951) 685-1761

Maintenance Supply

Fitness Equipment & Sales

Citiwide Restoration............................... (858) 231-2801

Advanced Exercise ..............................(858) 205-5800 Opti-Fit...................................................... (888) 601-4350

Flood Damage

Citiwide Restoration............................... (858) 231-2801

HD Supply................................................ (760) 809-1470

Market Research

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

Mold Inspections & Remediation Mystery Shopping

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

March 2022 socalrha.org | 53

Paint Manufacturers & Supplies

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

Painting

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 General Coatings Corporation.............(858) 857-1277 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200

Sully-Jones Roofing..................................(800) 611-3110

Sanitization & Disinfecting Services

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

Security Guard Patrol

City Wide Protection Services, Inc..... (619) 938-2333 Security First............................................ (619) 243-3992

Security Services

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

Bald Eagle Security Services, Inc........(619)230-0022 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694 Signal 88................................................... (877) 779-7980

Parking Management Software

Seismic Retrofit

Paving Maintenance

Sewer & Drain Line Video

Parking Enforcement

Reliant Parking Solutions.................... (888) 977-6848 AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400

Pest Control

Optimum Seismic..................................(323) 605-0000 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Smart Technology

ADT Smart Communities........................(714) 858-1344

ATCO Pest Control................................ (415) 898-2282 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

Submetering / Billing Services

Plumbing

Telephone Services

Property Management

Tenant Screening

Property Management Personnel

Towing Services

Workright Property Services Inc.......... (858) 751-6312 Rowland Realty...................................... (619) 540-2727 Wakeland Housing & Development. (619) 235-2296 BG Multifamily...........................................(619) 785-3164 Go-Staff, Inc............................................(858) 292-8562 Intersolutions........................................... (619) 804-2554 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

Property Management Software

AppFolio.................................................. (866) 648-1536 HappyCo...................................................(888) 666-1855 Yardi Systems...................................... (805) 699-2040

Purchasing

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

Ratio Utility Billing Systems

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

Real Estate

ACI Apartments...................................... (619) 299-3000 Voit Real Estate Services................... (858) 453-0505

Renovations & Remodeling

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747

Renters Insurance

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

Reputation Management

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

Resident Retention

SatisFacts Research............................. (866) 655-1490 uShipIT dba ShipMagic............................. (415) 417-7711

Resident Surveys

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

Roofing

A-1 All American Roofing Company.... (858) 537-5177 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Guardian Roofs Energy Solutions........(714) 633-3619

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027 Cox............................................................ (858) 836-7582 CIC............................................................. (800) 288-4757 KCB Screening LLC................................(844) 217-5633 Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

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

Water Conservation

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

Water Damage Restoration

Hometown Restoration........................ (858) 663-8330 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Restoration Management Company.. (858) 935-1170 SERVPRO of Sorrento Valley............. (575) 420-3885

Waterproofing

General Coatings Corporation.............(858) 857-1277

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

54 | Southern California Rental Housing Association Rental Advisor March 2022

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

BROKER PROGRAM Helping a client close on their first rental property? Get them started out right with a gift membership to the Southern California Rental Housing Association. CALL 858.278.8070 or EMAIL MEMBERSHIP@ SOCALRHA.ORG March 2022 socalrha.org | 55

ADVERTISER Index 1031 Exchange 16 1031 Capital Solutions (800) 445-5908

Real Estate Management 18 Griswold Real Estate Management (858) 597-6100

Advertising & Marketing 50 Financial Designs, Ltd. (858) 597-1980

Resident Screening 22 CIC Resident Screening (800) 288-4757 21 ApplyConnect (800) 288-4757

Bathroom Remodeling 8 American Bathtub Refinishers (619) 265-9200 Deck Coatings & Waterproofing 30 Life Deck Coating Installations (619) 262-8600 Electrical Contractors 36 Kennedy Electric (619) 464-6568 Laundry Room Services 11 Wash (800) 777-1484

Towing 30 Western Towing (619) 297-8697 Utility Billing System 20 Livable (877) 789-6027 Windows 31 Newman Replacement Windows (760) 764-4553

Property Management Software 26 Yardi (800) 866-1144

56 | Southern California Rental Housing Association Rental Advisor March 2022

CONSIDERING A 1031 EXCHANGE? Get FREE DST, TIC and NNN 1031 Exchange Listings Delivered to Your Inbox!

T H E 10 31 EXC H A NG E

1031 E X CHANG FOR THE

Types of DST, TIC and NNN Properties available:

✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔

FULL LIST

PLEASE

WWW.K

PI1031.C

OM OR

CALL

E OPPO

(855)899

-4597

TACOMA CENTER DATA DST Location:

ASHEVIL

Tacoma, WA

Total Offering Amount $8,39 Leverage 8,000.00 0.00% Type of Asse t Data Center Offering Statu s

LE DST

HE ALTH CA IV DS RE

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

Fully Funded

T Location: Multi ple Total Offering Locations 1 Amount $13,1 Leverage 83,211.00 50.24% Type of Asse t Medical Offic Offering Statu e s

Fully Funded

Management Free - No More Tenants, Toilets and Trash!

PORT OR WALGRE CHARD

rage

0.00% Pharmacy Fully Funded

Monthly Income Potential

RTUNIT I

HOUSE

AXIS WE

ST DS

T Location: Orlan do, FL Total Offering Amount $69,9 00,683.00 Leverage 54.93% Type of Asse t Multifamily Offering Statu s

0.00

HE AL PORTFOTHCARE LIO 2 DS Location: Multi T ple Locations 2

Total Offering Amount $15,6 Leverage 61,000.00 0% Type of Asse t Portfolio Offering Statu s

Fully Funded

Fully Funding

GLENWO

DIVERS DIALYS IFIED IS

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

MARY MEDI LAND

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

FRES LOUISB ENIUS UR

Close your 1031 in 2-3 Days

G DST Location: Louis burg, NC Total Offering Amount $4,9 Leverage 24,000.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funding

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

Funded

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

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

All-Cash/Debt-Free Offerings

Plus get a FREE book on 1031 Exchanges! Call today at 1.855.899.4597

LIO Location: Capit ol Total Offering Heights, MD; WA, D.C. Amount $10,0 Leverage 00,000.00 46.80% Type of Asse t Portfolio Offering Statu s Fully Funded

NET PORTFO LE ASE LIO

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

Fully Funded

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

MISSO POTTER UL A PARK DS Location: T Missoula, MT

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

BOJANGL

ES DS

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

Fast Food s Lmtd. Avail .; Accepting Fund

ACQUISI TI

ON FUND

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

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

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

guarante ed and

is subject

Funded

to available

cash flow.

Fully Funded

Mitigate Risk with NAA Click & Comply

RISK MITIGATION Automate and trust that your properties NAA’s newest performance management and compliance software allows property management companies to consolidate processes and systems into one place for ease of use, transparency and communication for your teams.

are remaining compliant. Benefits: RISK MITIGATION

SOPS

• Mitigate risk across your entire portfolio • Extend the list of costly equipment INSPECTIONS

PREVENTATIVE MAINTENANCE

• Achieve consistency and compliance • Save time and avoid costly violations • Build accountability and trust through real time visibility

REPORTING

COMPLIANCE

MUNICIPAL CODES

PREVENTATIVE

Affiliate Logo Here

Learn more or request a demo at comply.naahq.org.