Southern California Rental Housing Association Rental Advisor Magazine

Industry Challenges Continue to Grow

May 2021

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CONTENTS

MAY 2021 Industry Voices 7 The Next Normal - Office 19 Protecting Affordable Life Post Pandemic Housing Is Cost Effective Molly Wood, San Diego Employers Association Employee Relations

23 Help Us Protect Our Investments Diane Strum Local Advocacy

Ali Sahabi, Optimum Siesmic Building Maintenance

33 Get to Know Lucinda Lilley Etta Smith, Generation Contracting & Emergency Services Member Spotlight

35 Top 10 Prospective Renter 47 Price Control Rules for Rental Housing in Red Flags Melissa De Marco, FBS Property Emergency Declarations Management AMO Rental Operations

In Every Issue 3 5 9 15 28

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

Southern California Rental Housing Association 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.

2021 OFFICERS

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

2021 DIRECTORS

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

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

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

ASSOCIATION STAFF

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

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

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Our Address

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

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org.

ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Lucinda Lilley

2021 President Southern California Rental Housing Association

SCRHA is your voice in advocacy at the local, state, and national arenas!

A

s I write this, we are preparing for the San Diego County Board of Supervisors’ second reading of an ordinance that would halt all evictions and termination of tenancies and limit even further our right to increase rent. For those of you who were involved with the first reading of the ordinance, I am sure that you were as disheartened as I was. For hours, we listened to callers as they hurled insults at us housing providers. We heard threats and we heard “quid pro quo” from callers demanding the ordinance be approved. We were told to get “real jobs.” Some of us who registered to speak were never called upon. The callers in favor of the ordinance outnumbered those of us in opposition by a huge majority.

The ordinance is a canned piece of legislation provided by tenant’s rights advocates, which is why it is one sided. Of course, its supporters were ready. Proponents and Supervisor Vargas docketed the ordinance last minute as an urgency ordinance on a holiday weekend to hopefully prevent major turn out from housing providers. This is San Diego’s new political climate where elected representatives no longer listen to both sides and work toward compromise. Our team at the SCRHA worked ALL weekend to analyze and mobilize. Molly Kirkland, Director of Public Affairs worked around the clock that weekend to assure that San Diego professional and trade organizations were aware of the effort. She issued Calls to Action to gain industry involvement.

She gained support from the area Realtors, IREM San Diego, CCIM, and more. Molly and Alan Pentico, Executive Director, advised our Executive Committee throughout the weekend as they crafted our position and Calls to Action. And our Executive Committee responded in support.

Our membership often asks, “How does SCRHA decide what to do in these situations?” I am happy to answer that question.

As a volunteer for many years with this organization, and especially now as its President, here is what I know: 1. The SCRHA is careful in our messaging to assure we are representing our membership as community partners – housing providers. Landlords have been the pundits of jokes for centuries, as it only takes one bad apple to spoil it for all of us. So, we do not react and reply rashly as we have seen others do. It only makes it worse. Instead, we take great care in stating our position to present the industry in the best way possible -We are housing providers, evictions are not a business model.

2.The SCRHA IS known as a “go to” for information concerning legislation that will affect our members, for members and elected representatives alike. Molly Kirkland, Director of Public Affairs, and our Executive Director, Alan Pentico, spend hours analyzing and consulting those who represent us. Building our reputation as the rental housing industry leaders has taken time. In many ways it has paid off, as SCRHA has a reputation for being problem solvers. However, in these extraordinary times, it is easy for politicians to choose public opinion.

3. The Executive Committee of the Board of Directors remains at the ready to support and advise our staff in representation of our membership. We listen to our team present the options available, provide feedback, and support our staff and our membership as they work on our behalf toward our goals.

May 2021 socalrha.org | 3

4. The Board of Directors consists of rental property owners, rental property managers, and rental property suppliers just like you. We are very concerned, and we are actively working to protect you all the time. The Board makes sure staff has the resources needed to carry out our goals.

5. The SCRHA (and the industry in general) doesn’t brag on ourselves enough - sharing what we HAVE done for the industry and community. We all are unsung heroes, if you will, especially the team at SCRHA, who regularly finishes one issue to find themselves pivoting to another. We encourage all members share how they have supported our community and neighbors.

6. The SCRHA has offered our support to educate renters and housing providers alike to avoid the introduction of unnecessary legislation. We will continue to make outreach to educate the community as a whole as the laws for residents are the same as the laws for owners and managers.

changed during the pandemic as the public now has more access to public hearings. It is likely virtual options are here to stay. Grassroots participation from housing providers is now more important than ever and vital if we are going to counter false narratives. Even if you do not have time to meet with your elected leaders, please explain to your neighbors and friends why housing providers and businesses that support providers are so important to the community at-large. If you need some talking points, join our discussions and we will help you!

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

Please visit the SCRHA website, socalrha.org or email the SCRHA at info@socalrha.org if you have an experience to share and would like to join others in meeting with your elected officials. Your voice, your message is too important not to be shared.

At the SCRHA, we educate our industry so that we all have the right information to manage their properties and their residents with respect and care, lawfully. We know pointing fingers is not productive, lawsuits are not the answer to everything – otherwise you would see 180 affiliates around the nation file them, and we strive to Do The Right Thing.

How You Can Help With the SCRHA, you are not alone. We are your guide and support for education, operational advice, and forms. We are your voice in advocacy at the local, state, and national arenas. Our message grows stronger each time an email is sent, a phone call is made, or when our members meet with an elected or government representative. Be engaged with us!

SCRHA and your elected representatives want to listen to your personal struggles coping with eviction moratoriums, about the challenges within the present system and difficulties maintaining your properties under the circumstances. To better represent you, the SCRHA needs your voice in telling your elected representatives how their decisions affect you and your residents. We can set the meeting, but they need to hear it from you directly. Local government advocacy has

2022 Board of Directors Call for Nominations Southern California Rental Housing Association Board of Directors The Southern California Rental Housing Association is accepting applications from eligible members interested in serving on the Board of Directors. Each nominee must be a member in good standing, demonstrate knowledge at the state and/or local level or have relevant experience within your company.

Email Alan Pentico at apentico@socalrha.org with Southern California Board of Directors Application Request on the subject line, to receive an application. This email should be received no later than June 30, 2021.

4 | Southern California Rental Housing Association Rental Advisor May 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

COVID-19 Rental Assistance...

A Win-Win for Housing Providers & Residents!

E

mergency Rental Assistance programs launched over a month ago. SCRHA was pleased to share information about those programs and host informative webinars to help guide housing providers through the process of applying on behalf of their residents. To date, these programs remain open and continue to accept applications. They will do so until funds are depleted.

notify a resident when you have applied on their behalf. Additionally, a form is now available to document your efforts when applying for and/or communicating the availability of rental assistance.

You can access the letter and COVID-19 ERAP Attestation Form on the SCRHA COVID-19 Rental Assistance & Eviction Compliance web page: https://info.socalrha.org/rental-assistance

SCRHA wants to make sure you and/or residents don’t miss an opportunity to receive payment for rental arrears. As we have seen in the last year, so much of what is to come is unknowable and fluctuating. Housing providers will be able to take action to recoup COVID-related rental debt beginning August 1. However, that may be too long to wait for some and there is always the possibility the legislature will push that date further out.

Additionally, we have no way of knowing how long the court process will take.

As always, thank you for the opportunity to assist you with all your rental housing needs.

This is why SCRHA is encouraging its members to apply for rental assistance on behalf of their residents or share informational flyers with them.

Rental assistance will help renters erase their debt and provide property owners with much-needed income. Programs do not ask about immigration status nor does it affect eligibility. Many renters may also be able to receive assistance with their past due utility bills.

Housing Provider & Resident Communication Open lines of communication are vital to the rental assistance process. Housing providers should communicate to their residents when they have applied on their behalf just as residents should communicate the same to their owner or manager.

Residents are required to accept and/or co-sign applications. They may also need to show proof of income. SCRHA has created a letter to help you

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

May 2021 socalrha.org | 5

6 | Southern California Rental Housing Association Rental Advisor May 2021

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The Next Normal

OFFICE LIFE POST-PANDEMIC

By: Molly Wood, HR Consultant, San Diego Employers Association

Vaccinations are out, restaurants and bars are open, you can go to Legoland again. Things are getting back to normal. As we get past the pandemic, many businesses are planning to have employees come back into the office. But there are several considerations regarding business protocols in a postpandemic world.

Safety The most important thing to consider is safety. The CDC is recommending engineering controls including enhanced ventilation, redesigning workspace so employees aren’t facing each other, setting up physical barriers such as strip curtains or plastic shields, using visual cues to remind employees of social distancing, and providing hands-free hand sanitation and hand washing stations.

Other considerations are adjustments to communal amenities such as coffee and water dispensers and wearing face masks when mobile. Employers are still obligated to post social distancing and sanitation protocols, and enhanced cleaning is required.

Before people come back to the office, these safety precautions should be in place.

Employees should be educated on how the spread of COVID-19, or any subsequent variations, can be reduced. This includes frequent hand-washing, avoiding touching one’s face, avoiding touching hightouch surfaces, minimizing direct physical contact, and not sharing electronic equipment whenever possible. Equipment and hightouch areas should be sanitized regularly.

Employers also need to determine what, if any, screening protocols will be in place. Initially screening protocols were encouraged by government agencies, but as it was determined that screening was not effective with asymptomatic employees, or those with mild non-specific symptoms, many have considered these measures to be more trouble than they are worth.

Perhaps the most important expectation to share with employees is to not come in when they are sick. California’s Supplemental Paid Sick Leave is required through September 30, 2021 for those who develop COVID-19, or have an adverse reaction to a vaccine, but there are many illnesses besides COVID-19 that are contagious. Don’t promote an environment that advocates May 2021 socalrha.org | 7

employees coming to work when they are not feeling well. The employee will be less effective in their own work, and overall productivity may decline as other staff members catch the bug.

is a COVID-19 case in their child’s school or daycare. It is important to be consistent with policies and procedures, so as not to create the perception of discrimination or retaliation.

Restart Readiness The CDC has provided various tools on their website for businesses to determine their ability to safely have employees back in the office. Their toolkit includes a Restart Readiness Checklist, Worker Protection Information, and a Return to Work Infographic that they recommend posting.

Continuing Telework The CDC is still strongly encouraging telework, and CalOSHA mandates that those who have been exposed to a positive COVID-19 case are excluded from the office. Bringing employees back too soon may be more disruptive than continuing to allow for remote work.

The Restart Readiness Checklist is heavily focused on planning.

Employers should have procedures in place for what to do when an employee exhibits COVID-19 symptoms at the workplace along with a communication plan for staff. A coordinator should be selected as a point of contact for COVID-19 issues, and sick leave policies should be flexible and supportive. Businesses should also have protocols for parents who need to leave work if there

Additionally, many employees have grown accustomed to telework. While some are not fans of the social isolation, others prefer the flexibility of working from home, and may be more productive in a telework environment. Just as you would want your employees to give you a better reason than, “We’ve always done it that way”, be prepared to have a businesscentric explanation as to why employees are required to come back to the office if they have been

able to work remotely. Remember, performance issues should be handled as such. If an employee is not meeting productivity standards then address that problem. It doesn’t matter where they are working, it matters if the work is getting done.

San Diego Employers Association is offering a Remote Workforce Management Certificate Program.

Classes can be taken individually, or managers can sign up for the complete program.

2020 brought a lot of unforeseen changes to the workplace. The sudden need to adapt business operations to meet stay at home orders has been challenging for employers, but hopefully has also been a learning experience.

Acclimating to the Next Normal will have it’s own demands, and working with their employees, resilient businesses will meet them.

San Diego Employers Association is a Preferred Partner. SCRHA members receive a discount, learn more about savings at socalrha.org.

Find more white papers and updates at socalrha.org 8 | Southern California Rental Housing Association Rental Advisor May 2021 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

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REGIONAL

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LEGISLATIVEUPDATE

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Riverside and San Diego Counties to Expand Homeless Outreach Programs Last month, County Board of Supervisors in both Riverside and San Diego approved policies to introduce new and expanded programs to address the growing issue of homelessness. The programs adopted by county supervisors range from new pilot programs, more staff and teams to engage the homeless, and an increase in funding for homeless prevention and assistance programs to help the homeless population.

Riverside County Supervisors approved an agreement with Riverside University Health System and the County Sheriff’s Department to expand the number of Community Behavioral Health Assessment Teams (CBATs) to serve more Riverside Communities.

Riverside County introduced CBATs in summer 2020.

The County will be recruiting nine new specialists to assist sheriff deputies at stations located in Cabazon, Hemet, Jurupa Valley, Palm Desert, Perris and Thermal.

Unless there is an immediate safety threat, licensed behavioral health specialists or nurses will accompany Sheriff deputies to respond to mental health calls including ones dealing with homeless persons. CBATs are intended to deescalate potentially

hostile situations, prevent persons suffering from mental illness or having a mental health episode from being incarcerated. Rather, the person will be treated there with medication or transported to a substance abuse center or hospital for additional treatment. CBATs also conduct daily visits to the homeless daily offering them assistance and connecting them with services such as substance abuse treatment and transitional housing.

San Diego County Supervisors in April approved a new pilot program where the county and North County San Diego cities will together coordinate services to assist the homeless. County staff will work with city staff to provide services to the homeless.

The County’s Chief Administrative Officer (CAO) will be tasked with assessing office and meeting space for outreach staff and engaging community organizations to create a strategy involving cities, organizations, and affected persons. San Diego County will assign ten new outreach staff to eight North County cities. Staff will be able to transport persons to centers, provide motel vouchers and other basic needs, and connect homeless to services.

At the time this article was written, the county said it will be launching the program in the coming weeks but did not specify when. The plan will target May 2021 socalrha.org | 9

approximately 1,540 homeless located in North County cities with the goal of providing housing and services to those individuals.

The counties’ response is in reaction to the growing problem of homeless in Southern California.

Recently, a San Diego TV news did a report regarding a large homeless encampment located on CalTrans property in National City next door to an apartment community. Residents from the apartment community reported numerous complaints regarding illegal activity, trash, noise, and odors originating from the encampment. Many rental properties across Southern California experience similar issues potentially posing serious safety and health risks to owners, managers, employees and tenants. Despite the growing concern, local governments have been slow to respond to homelessness.

Members are strongly encouraged to contact their elected officials to share their experience and impact that homelessness is having on properties. Members should contact law enforcement immediately if illegal activity is happening in or close to the property. For more information on homelessness,

members should visit “Helping the Homeless” under the Resources Menu on the SCRHA website at socalrha.org and read the SCRHA’s “Dealing with the Homeless” white paper.

Fallbrook and Rainbow Water Districts to Depart from San Diego County Water Authority

The Fallbrook Public Utility District and Rainbow Municipal Water District announced in April they will apply to separate, through a process called “Detachment,” from the San Diego County Water Authority (SDCWA) to join the Eastern Municipal Water District (EWMD) based in southwest Riverside County. In July 2019, the Rainbow Water Board of Directors approved an MOU with EWMD to be annexed and authorized the General Manager to prepare an application for detachment; Fallbrook District took similar action.

Fallbrook and Rainbow water agencies hired an independent analyst to conduct a comprehensive analysis of their relationship with the SDCWA. In September 2020, the study concluded both water

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districts collectively paid about $50 million more to the SDCWA than they received in benefit. The agencies are now pursuing detachment based on the report’s findings.

Supporters say the agencies’ departure would save their water customers $7 million to $10 million annually. Supporters add, while the rest of San Diego County water customers would pay higher rates as a result of the separation, they only would see a marginal increase. Fallbrook and Rainbow agencies contend their customers have not benefited from water projects such as the Carlsbad desalination plant and recent improvements made to the San Vicente dam but continue to see higher water rates each year.

San Diego County Water Authority (SDCWA) has already opposed Fallbrook and Rainbow’s detachment request unless the agencies satisfy four conditions. SDCWA argues the agencies, before they detach, must protect the interests of its ratepayers, mitigate impacts to the other SDCWA member agencies while preserving the Bay-Delta and maintain the SDCWA’s voting rights in the Metropolitan Water District. SDCWA stated that it works to serve the interests of all customers, including rural ones, noting that it has taken action to decrease water rates for agricultural purposes.

residents who reside in the Fallbrook and Rainbow water agencies should vote on detachment. If the agencies are successful in their bid for detachment, the water districts will be annexed into Eastern Water Municipal District (EWMD). EMWD provides water and wastewater services to cities and communities including Temecula, Murrieta, Menifee, French Valley, Hemet, Perris, Moreno Valley, San Jacinto and Temecula Wine Country.

Encinitas Moves Tediously Closer to Meeting State Housing Mandates

Encinitas for last several years was in precarious position, subjected to several lawsuits and possibly facing sanctions from the state for not complying with state housing laws. Encinitas recently took several actions to move closer to meeting state housing requirements with a new housing element and density bonus ordinance, but are Encinitas’ troubles over?

California’s Regional Housing Needs Assessment (RHNA) requires all California local governments to adopt a housing element prior to each housing cycle. Each local government must adopt a housing element declaring that it will plan or build a specific number of new homes for their residents based on their incomes level during that cycle. Cities and counties submit their housing elements to the CA Department of Housing & Community Development

To officially detach from the San Diego County Water Authority,” Fallbrook and Rainbow Water Agencies must file a request with San Diego County’s Local Formation Commission (SDLAFCO).

• Decks & Balconies SDLAFCO will hire an independent • Hand Rail Compliance consultant to conduct a study on the impact of the agencies’ separation.

• Restoration LAFCO will vote to approve or deny • Below Grade the agencies’ request reviewing the • French Drains conclusions of the study. If SDLAFCO • Exterior Painting recommends “detachment” then the decision will go to county residents for • Building Repair a final vote.

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However, there is disagreement on which county residents get to vote.

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(HCD) for review. HCD reviews each housing element and determines whether it will accept or deny the proposed element. Local governments that fail to provide a housing element on time and acceptable to HCD could face civil action and possibly penalties from the state.

San Diego Superior Court ruled that Encinitas must adopt a modified version of its 2018 housing element.

Under the new element, Encinitas will be responsible for accommodating 1,500 new homes, including 838 low-income new units, during the RHNA’s 2021-2028 housing cycle, but not all problems were resolved.

Encinitas City Council tried adopting its Housing Elements in 2016 and 2018, but both elements were rejected by city voters in those elections. Encinitas law requires majority voter approval of any measure proposing zoning changes to the city’s general plan before being sent to HCD. City voters rejected the housing elements because the plans proposed adding more homes and increasing building heights in several neighborhoods in the city. A majority of Encinitas voters believed the zoning changes would negatively impact the city and the state was exceeding its authority in local land use decisions.

But, the defeat of both housing elements left Encinitas out of compliance of state law resulting in several lawsuits being filed against the city and subject to additional penalties from the state.

California enacted new density bonuses allowing builders to apply for the bonuses as long as the residential project met certain criteria. Encinitas City Council recently updated its density bonus ordinance, but it did not meet new state guidelines.

Thus, the Encinitas City Council held an emergency hearing in April voting to dismantle the present density bonus ordinance and replace it with a new ordinance that complies with state law.

As a result of the lawsuits filed against Encinitas, a

Encinitas still faces numerous obstacles despite its recent actions. Some city residents contend the city, and not the state, should have ultimate authority in local land use decisions; some residents believe the city should challenge the state for that authority.

Encinitas also could face more civil litigation if it does not comply with state laws. SCRHA will provide updates in the future.

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Metropolitan Transit Service and SCRHA Member Break Ground on Grantville Project

Last month, SCRHA member Greystar Real Estate and the Metropolitan Transit Service (MTS) held a breaking ground ceremony on the new “Union Grantville” project. Located near the Grantville Trolley Station, the project will be a mid-point between San Diego State University’s Main Campus and its new West Campus located at the Qualcomm Stadium site in San Diego’s Mission Valley. Union Grantville will be a five-story project providing 250 market-rate and affordable residential units with an estimated cost of $106 million.

MTS and Greystar Real Estate are presently collaborating on a second project located elsewhere at the Grantville Trolley Station. Construction of the proposed project, reserved for qualified lowincome residents, is expected to begin later this year.

Construction of several other residential projects located on the Mission Valley trolley line are slated to begin later this year.

May 2021 socalrha.org | 13

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California

CAPITOL NEWS

By Pat Moran, Aaron Read & Associates As a result of the COVID-19 pandemic, last year’s legislative day had to be cancelled. As we all adjusted to the realities of the closures and new work from home requirements, the Southern California Rental Housing Association (SCRHA) would not be deterred and cancel another legislative day; and they didn’t.

If we couldn’t go to the Capitol, we would bring the Capitol to us by holding our first ever virtual Legislative Day. SCRHA met with all legislative representatives and/or their staff within our sphere of influence.

As the legislative year makes marches on, the SCRHA continues to lobby the Legislature on issues pertaining to SB 91 clean-up. The debate now revolves around what to do next, if anything. Some legislators feel a continuation is unnecessary as the state is due to open-up June 15 (per Governor Newsom). Others feel a continuation may be necessary as we come out of COVID restrictions. Should the latter thinking prevail, the SCRHA will need to see some changes to SB 91 if they chose to continue to kick the can down the road.

We primarily discussed clean-up issues pertaining to SB 91, the “Rent Relief” legislation and had the opportunity to touch on a few other issues as well. All-in-all the two days of virtual meetings were very productive with participation from many SCRHA members who were able to discuss the impact of COVID and SB 91 on the rental housing industry.

It is something we will consider doing again should in-person meetings remain limited as we slowly ease out of COVID restrictions. Who knows, maybe we will do both in person and virtual events in the future. Thanks to all that participated.

The year is not without its success. We managed to have several bills held in committee thus making them two-year bills. They include: AB 15 and AB 16 both by Assembly Member Chiu These bills were to be used for issues related to the eviction moratorium and additional protections.

Considering the author is no friend of the rental housing industry and once authored rent cancellation bill, we were concerned these vehicles would be used for a similar purpose. They are now two-year bills.

May 2021 socalrha.org | 15

AB 1188 (Wicks) - Another bill by her creating a rental registry; this time at the local level. While the bill isn't dead, it has been significantly amended and now requires the Department of Housing and Community Development (HCD) to save certain data, including data from the statewide rental assistance program, for a period of not less than 10-years.

We forced additional amendments that “Personal information collected for the purposes of the state rental assistance program that pertains to the application for or receipt of rental assistance by any individual or household shall not be subject to public disclosure under the California Public Records Act.” AB 854 (Lee) - The proposal would prohibit rental housing providers from using the Ellis Act to terminate tenancies and exit the rental market until all owners of the property have held their ownership interest for five years or more. It also would prohibit owners from attempting to ever remove a second building from the market. The bill is opposed by SCRHA and is now a two-year bill.

AB 1199 (Gipson) - This bill would impose an annual excise tax on a person or entity owning 10 or more multifamily or single-family rental properties. The tax rate would be based on the gross receipts of the rental income, an amount not defined. The SCRHA opposed AB 1199 and, as a result of our opposition, and others, the author pulled the bill.

AB 1241 (Jones-Sawyer) - His annul bill making almost impossible to use criminal background checks when screening prospective applicants. Thanks to

SCRHA advocacy, this is now a two-year bill.

BUDGET The California Senate released an updated Senate proposal that includes rental assistance and addresses California’s homeless crisis and housing shortage.

The “Build Back Boldly” plan includes the following: • Bringing tax fairness and relief for renters by reforming and expanding the renters tax credit.

• Providing “first and last month” rental assistance to remove a key barrier for those experiencing homelessness to move back into permanent housing.

• Establishing a financing tool for accessory dwelling unit construction to produce more affordable units.

• Providing incentives to convert vacant or underused commercial and retail space into affordable housing.

• Providing emergency grants to low-income homeowners to avoid foreclosure.

• Incentivizing earthquake retrofit with federal 75 percent match funds.

More to come as the Legislative session continues!

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

socalrha.org

16 | Southern California Rental Housing Association Rental Advisor May 2021

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Protecting Affordable Housing Is More Cost Effective Than Producing It

By Ali Sahabi, Optimum Seismic, Inc. The cost of housing in San Diego, like in much of the state, is getting more and more out of reach for many residents.

Homelessness is on the rise, and California’s push to build 1.8 million new affordable housing units by 2025 has prompted new legislation that could dramatically alter the look of our cities and suburbs in the years to come.

There are two different approaches to addressing this problem. We need to pursue both.

Producing new affordable units is a part of the solution, but doing so is very costly – conservatively averaging more than $500,000 per unit around the state and in

locations far more. Producing new affordable units also takes a long time.

• Protecting our existing affordable housing units – the many thousands of older apartment buildings throughout California that typically house lower income families, senior and students – can be done for a fraction of the cost and much more quickly with earthquake retrofits.

In my industry, one thing that has troubled me is the disparity found in building safety. Too often, our most vulnerable structures are those housing our most vulnerable populations. We can and should make these older, more affordable structures better and safer.

Socio-economic imbalance When it comes to earthquakes, older structures make up most of a city’s dangerous building stock, and much of that is used as housing or in business – for lowerwage commercial operations such as manufacturing, logistics and service-related industries.

These structures, because of their age, are more affordable to rent. But many types built in the mid-1970s or earlier – such as soft-story apartments built over open parking areas – can have structural deficiencies that put them at risk in a major earthquake.

May 2021 socalrha.org | 19

That puts lower-income residents at a greater risk of death or injury in a quake. It also increases the risk of these vulnerable populations being displaced in a disaster.

Should the Rose Canyon Fault unleash a major earthquake in San Diego, many existing structures will likely be lost. That can bring severe economic disruption to this city as potentially thousands of people are left without a roof over their heads or a job to provide for their families. Many will be forced to leave the area, live in transitional housing, or face homelessness.

Buildings still standing after the disaster will be priced higher, due to demand, and will likely squeeze out many who were displaced.

Building Safety: A Universal Benefit Ultimately, identifying our most vulnerable buildings and earthquake retrofitting them for resiliency helps keep our communities healthy. And that’s good for everyone.

Improving building safety ensures economic stability and protects affordable housing to help keep our communities strong.

That’s also good for everyone.

Upgrading existing structures is also more economical and better for the environment. It also helps to preserve the character in more established neighborhoods.

20 | Southern California Rental Housing Association Rental Advisor May 2021

Improving building safety ensures economic stability and protects affordable housing to help keep our communities strong. That’s also good for everyone.

Learn more about the impacts of earthquakes on community resilience and what many regions around the state are doing by watching “The Resilience Advantage” – an ongoing webinar series featuring experts addressing risks, building safety, social concerns, and business and economic impacts associated with seismic resilience of buildings.

There is no cost to attend.

Ali Sahabi, a licensed General Engineering Contractor (GEC), is co-founder of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and renovation projects for multifamily residential, commercial, and industrial buildings throughout California.

May 2021 socalrha.org | 21

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22 | Southern California Rental Housing Association Rental Advisor May 2021

Stop Removal Of All Parking Along 30th Street

Help Us Protect Our Investments

By Diane Strum

Consequently, they decided that to help “meet climate control mandates,” protected bike lanes should be implemented on both sides of the street all along 30th Street--from Normal Heights through North Park to South Park.

To accommodate the protected bike lanes, all street parking is to be removed. Mayor Todd Gloria also supports this plan.

M

ore than ever before it seems like rental owners are being punished by lawmakers for providing housing for those who cannot afford to purchase homes or choose not to. At all levels of government, onerous legislative proposals make it riskier, less desirable, and more expensive to own rental housing, especially for small independent owners who invested to help afford retirement.

But what happens when government decisions are made that do not come up for a vote and are implemented with no due diligence, opportunity for public involvement or effort to explore the impacts their decisions would have. Such is the case in North Park where former Mayor Kevin Faulconer and City Councilman Chris Ward listened to special interest groups—bike riders.

A group of local North Park residents, rental housing providers and businesses are spearheading an effort to stop the removal of street parking along 30th Street. Rental housing owners in the area, most of whom are independent owners, are concerned with the impacts this will have on their residents and their ability to rent units. The vast majority of the rental properties rely on street parking and have no onsite parking for their tenants.

May 2021 socalrha.org | 23

This plan disregards the legitimate needs of the residents and businesses in the area. Buses, emergency vehicles, trash, deliveries, U.S. Mail, and ridesharing vehicles will be forced to stop in traffic lanes, causing congestion and confusion.

Meanwhile, the vast majority of the proponents of removing parking to accommodate protected bike lanes want it for recreational purposes.

The irony is that three blocks west is Utah Street that parallels 30th Street. It is wider, less traveled, no bus stops, no businesses, and is specified on the SANDAG Master Bike Plan. However, lawmakers and bike advocates refuse to consider Utah Street as a viable alternative.

We need your help.

Q: What can you do to support the preservation of 30th Street parking?

A: Save 30th. Street Parking has hired a local land use and environmental attorney and a

Complete Electrical Service and Installation

lawsuit was filed in August 2019.

He will represent us in court when this matter is presented to a judge.

Help us by contributing to our legal fund. Visit our Donate page at www.save30thstreetparking. org.

Marni von Wilpert - District 5 marnivonwilpert@sandiego.gov (619) 236-6655

B. Send letters and make phone calls to our representatives to express opposition to this plan:

Raul Campillo - District 7 raulcampillo@sandiego.gov (619) 236-6677

Todd Gloria - Mayor mayortoddgloria@sandiego.gov (619) 236-6330

Vivian Moreno - District 8 vivianmoreno@sandiego.gov (619) 236-6688

Joe LaCava - District 1 joelacava@sandieog.gov (619) 236-6611

Sean Elo Rivera - District 9 seanelorivera@sandiego.gov (619) 236-6699

Jennifer Campbell - District 2 jennifercampbell@sandiego.gov (619) 236-6622

Apartment owners, property management companies and realtors in the area, please get involved in this effort to protect residents, businesses, and owners from this ill-conceived plan.

Stephen Whitburn - District 3 stephenwhitburn@sandiego.gov (619) 236-6633 Monica Montgomery Steppe District 4 CD4News@sandiego.gov (619) 236-6644

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Chris Cate - District 6 chriscate@sandiego.gov (619) 236-6616

Lastly, if you are interested in receiving updates on this vital campaign to protect our investments, e-mail dianestrum@earthlink.net

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SCRHA has also been a forum to learn about the updates and changes in the industry. The connections and relationships that the SCRHA has allowed me to make are priceless."

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

Questions? Contact us at events@socalrha.org or 858.278.8070!

6 MAY

10:30a-6:00p

2021 Golf Classic

10 MAY

8:00a-5:00p

8:00a-5:00p

Advanced HVAC Electrical

ICON KEY

10:00a-11:00a

Certified Apartment Leasing Professional (CALP) Series

Legislative Update

13 MAY

17 MAY

10:00a-11:30a

Riverside Quarter-Day Conference

13 JUL

12 MAY

14 JUL

8:00a-5:00p

Certificate for Apartment Maintenance Technician (CAMT)

3:30p-5:00p

SCRHA Member Orientation

Independent Property Owners

Property Managers

Suppliers

Featured Event

Online Classes

Riverside Quarter-Day Conference Hear from expert panelists on how they have addressed new challenges facing housing provider managers and owners.

19 MAY

10:00a-11:00a

County Eviction Ban & Rent Cap Ordinance Webinar

13 SEP

8:00a-5:00p

Advanced Electrical

10 JUN

Take online educational classes at your own pace! Visit the Visto Education Catalog at naahq.org

9:00a-4:00p

Fair Housing Part I & Part II

16 NOV

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Save Your Seat!

Scholarship Program Donate Today!

The SCRHA Rental Housing Scholarship program was designed to provide educational opportunities for those who wish to further their professional careers or gain entrance to the property management industry.

Do you know someone climbing a career ladder in property management? Education is an essential part of the rental housing industry and one of the cornerstones of the Association. SCRHA benefits when our members invest in education. Help us continue to offer scholarships that strengthen our membership. Donate today!

The Southern California Rental Housing Association Rental Housing Scholarship program was designed to provide educational opportunities for those who wish to further their professional careers or gain entrance to the property management industry.

Applications are accepted April 1st thru July 15th.

Scholarship minimum criteria:

1 2 3

This scholarship is only awarded to those whose company will not pay for education programs and will not reimburse employees for education programs.

Recipients are responsible for attending all the courses within the given program.

The education program must be completed in the timeframe specified, usually within 12 months. Failure to complete the program will result in candidate being required to reimburse the scholarship fund for the awarded scholarship amount.

4

Scholarship awards include the cost of the educational program (instructors, materials, etc.) only. Recipients will not be reimbursed for any lost wages because of class attendance.

A complete list of requirements is included on the application.

Are you ready to take the next step in your career. Please visit socalrha.org for an application.

30 | Southern California Rental Housing Association Rental Advisor May 2021

Make that career commitment today.

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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

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• Evaluating a prospect’s commitment level and overcoming objections

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• Securing and processing lease renewals

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

May 2021 socalrha.org | 31

My husband and I had San Diego rentals for 35 years.

He did all maintenance on weekends. I took care of tenants and vacancies. I especially looked out for single moms with children to have a safe home environment.

Suddenly my spouse was let go by a huge company downsizing. Age 55! We had planned ahead. Rental income property was a major part of our plan.

SCRHA Independent Owner Member, 2020 32 | Southern California Rental Housing Association Rental Advisor May 2021

Get to Know

LUCINDA LILLEY

By Etta Smith, Generation Contracting & Emergency Services “I love to spend time with my grandsons,” Lucinda said. “They are hilarious and really are the lights of my life. I’m so proud to be able to watch them grow up in the same town their dad grew up in - Imperial Beach has been a part of our family for almost 40 years.”

Lucinda is dedicated to building bridges….not the kind you drive over! The kind of bridges that connect people. Sometimes we are so intent on being right, we forget that somewhere is a spot where we can meet. Through Lucinda Lilley, current SCRHA studying Personal and Leadership President, has been a member of Development and Coaching, the association since 1999 and Lucinda works to intentionally has been working in property create space for all stakeholders management for 35 years. While to be valued, heard, recognized, many are familiar with her passion and respected. We may not always for the industry and commitment get what we originally thought we to the association, this article wanted, but we can always work aims to share some things about together to find a great solution.

Lucinda that you may not know.

Lucinda was born in Deland, FL, and raised in Asheville, N.C. She moved to California in 1984 and has lived here ever since.

Lucinda is married and a mother of three - two sons and a daughter, and a grandmother of two little boys.

When asked who she admires most, Lucinda was quick to answer, “John C. Maxwell, because he’s a leader’s leader.” Lucinda is a member of the John Maxwell Team as a certified coach, speaker, and trainer.

“I have a vision,” Lucinda says.

“A vision that leadership is empowered with good values

© Kts | Dreamstime.com

– values that are utilized to change our world. Values that place providing rental housing as an honor with a high level of responsibility.” That means that all who are affected by housing provision are at the table: Rental housing owners, Rental housing renters, Rental housing service providers. Rental housing (apartments, houses, condos, duplexes) is a huge part of the economy that keeps people employed. In San Diego Metro, the rental housing industry employs more than 4,000 people. The renovation and repair of rental housing contributes $782 Million to the local economy annually creating another 3,000 jobs. (weareapartments.org) Lucinda’s ambition, enthusiasm, and relentless work ethic are exemplified in all she has achieved personally and professionally.

While 2020 was more challenging than anyone could have imagined, she took that time to refocus on what matters most.

“Every morning I write down the things I’m most grateful for,” Lucinda said. “The thing that has started that list for the past year is I’m grateful for my health, for my strength, and for my family.”

May 2021 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 May 2021

Top 10 Prospective Renter

© Dariusz Kopestynski | Dreamstime.com

RED FLAGS

By Melissa De Marco, FBS Property Management AMO

Renting your home without professional help requires you know what Red Flags to look for with a prospective renter.

You need to be wary of scams. Just as there are scams to be aware of for renters, so too are there for owners.

Over the years, our company has seen many a scam take advantage of unassuming homeowners. While not completely avoidable there are some red flags that can help you make The easiest way to avoid this, and the most obvious answer, is go through a reputable company. But, at the very least do your research.

Prospective Renters who are: Too eager or aggressivepushing you to make a decision is a big red flag.

1 2

Willing to pay more than asked – it is unlike sales, outbidding is very rare in the rental world.

3

Offering to pay the whole year in advance- while it sounds great on the surface it is not.

Willing to take the property sight unseenjust always make sure they have seen the property or sign off saying they are accepting the terms sight unseen.

4 5

Willing to take the property as is- this could lead to more damage. If they aren’t worried about

losing a deposit or moving into a well kept home, it should be of concern.

Asking for your banking information- Residents should not need this, and there are more secure ways of getting rental payment.

6 7

Wanting you to not run their credit- Always a red flag.

Asking you to ignore the eviction on file or claiming it is not real.

You can again do your research on this. Nine times out of ten the eviction is valid.

8 9

Not providing legal and verifiable income verification- always require pay stubs or tax documents.

10

Not providing addresses of previous residencesalways call on the last two to three references for accurate rental verification.

These 10 tips will help insure you do not fall into the trap of an unqualified resident or potential scam.

Final Takeways Always have a rental qualification standard you give to all applicants.

Always run credit, call on rental history and verify income.

Consider becoming a member of the Southern California Rental Housing Association to have access to member pricing on resident screenings and other operational tools.

May 2021 socalrha.org | 35

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

socalrha.org

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

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

socalrha.org

36 | Southern California Rental Housing Association Rental Advisor May 2021

© Madhourse | Dreamstime.com

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

SCRHA Business Directory Support SCRHA Members & The Rental Housing Industry...

The SCRHA Business Directory allows you to search member businesses. We encourage you to utilize the directory to connect with other members and to support members who support the rental housing insustry.

Search by Company Name or Keyword The Search function in the directory can help you find a company, just by typing in a few letters of their name. Looking for a particular product/service provider? Search by keyword!

Filters Looking for all companies with a certain directory category? The Filter function is a quick way to find it! Filtering options are in the dropdown menu. If you need to search by State or County, use the search boxes under the Filtering options.

Filter by: • Member Type • Directory Category Listing • Location (Map Search)

Featured (Enhanced) Directory Listings Featured directory listings have prime placement right at the top of the member directory. This 'premium' listing includes your logo, email, website, marketing information, social media feeds, related members, member bio and more! Interested in having an enhanced directory listing? Contact us to find out more.

Update Your Company Listing The Primary contact at your company, and anyone else they designate, can update and control the information on your company’s directory listing.

Your company logo, contact information, website, address, description, etc. can be maintained under the Company tab in the Member Compass.

Tips & Tricks for Suppliers Once you've updated your company listing, be sure to add your company logo. This will allow your logo to appear on the home page of the website and will link to your company listing. If you need assistance, please email info@socalrha.org.

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May 2021 socalrha.org | 37

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(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor May 2021

Welcome New Members INDEPENDENT OWNERS 43rd Street Apartments Annette Arehart Company Artesa Menifee Town Center | Greystar Canterra | Greystar Danielle Candela Debra A. Markey Company Emery Prop Flower Fields | Greystar Integrity Plus Property Management James C. Kostas APC

Joshua Garman Company LLH Hunt Melanie Branca Company Point Bonita | Greystar Presley Cross Construction Regents La Jolla | Greystar Rod Ryan Rolando Bugay Company Seaside Living, LLC Solana Mar Apartments Susan Pacheco Company

SUPPLIERS BELFOR Property Restoration Dish Fiber Link Staffing Services

PROPERTY MANAGERS Bridge Property Management

May 2021 socalrha.org | 41

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

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

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

Jose and Maggie Aldrete 1968 Gramm Properties 1992 Ronald and Barbara Seery 1970 Don and Jo Caldwell 1996 Pacifico Properties LLC 1973 Wim Struyk 1996 Viking Properties 1973 Peter Larsen 1997 Western Towing 1974 Bowden Properties, Inc. 1998 Brice Bossler Company 1975 North County Grandview Properties Holding, LLC 1999 Stonewall Properties, Inc. 1976 Helen C. Bennett Company 2000 Timothy Carlin Company 1978 Homes Management, ATS Homes, Inc. 2000 Parkdale Apartments | Norco Mgmt. Corp.

1979 Tom Fox 2000 Woodspear Properties 1979 Dayton Howard 2001 William M. Moore 1979 Barbara J. Rogers 2001 Tyler Properties 1979 Frank and Debra Schmuttermair 2002 Ali Fattah Company 1981 George & Nancy Whitehead 2002 Mara Penick Company 1981 Santa Cruz Properties 2003 Bob Morss Company 1984 Kugler & Purvis 2003 Salvador Vivero Company 1984 Hanson & Hanson 2004 Casa Del Rio LLC 1986 ADD Realty, Inc. 2004 Cal Pro Management Inc 1986 Carol Peluso-Briggs 2006 1987 Eugene Kendall Company 2007 Generation Contracting & Emergency Services, Inc. Community Research Foundation, Inc. 1987 Kirk Sheldon Company 2007 A-440 Enterprises, Inc. 1987 Beryl Westwood 2007 Mike Saad Company 1989 Eklund Properties 2010 Bell Holdings, LLC 1990 Bob Cota Realty 2010 Magnolia Pacific II LLC 1990 Property Management By Tina 2011 1991 Kirkwood Apartments

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

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

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

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

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

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

May 2021 socalrha.org | 45

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

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

Chase Bank-Kristy Blair Team

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

Price Control Rules for Rental Housing in Emergency Declarations © Bonandbon Dw | Dreamstime.com

What Landlords Need to Know

A White Paper from Southern California Rental Housing Association California Penal Code (CPC) 396 up to 180 days after an emergency However, an increase greater makes it illegal for a person, than 10 percent is lawful if the declaration if they deem it contractor, business, or other owner or operator can prove that necessary. entity to increase the price of the increase in price is directly a product or service item more attributable to 1) additional In response to the California than ten (10) percent for the wildfires in 2017 and 2018, AB 1919 costs imposed on it for goods or following thirty (30) days after was enacted. AB 1919 now defines 2) labor used by the business, or an Executive Order or State of 3) seasonal adjustments in rates price gouging in rental housing a Emergency has been declared. criminal activity, and places limits that are regularly scheduled or The Governor may also enact on rental rate increases and tenant previously contracted rates.”2 declarations for longer periods evictions following an emergency “State of emergency” means a of time and extend declarations. declaration. Persons or entities – Under the law, it also bans rent caught violating the law could face natural or manmade emergency resulting from an earthquake, increases exceeding 10 percent fines and imprisonment. AB 1919 flood, fire, riot, or storm. The during a state of emergency. A list took effect on January 1, 2019. definition was later amended to of declarations in which anti-price include drought, plant or animal gouging applies can be found on California Penal Code 396 infestation or disease, or other the California Office of Emergency Under California Penal Code natural or manmade disasters for Services website.

Section 396, for the following which a state of emergency has 30-day period after a disaster has been declared by the President of In light of the Aliso Canyon gas been declared, …it is unlawful for the United States or the Governor leak in the community of Porter a person, contractor, business, or of California.3 But, the definition Ranch north of Los Angeles other entity to sell or offer to sell of what constitutes a “State of in October 2015, AB 2820 was any consumer goods or services Emergency” and who can declare introduced and signed into law in – including rental housing – for an emergency was later expanded 2016. AB 2820 amended CPC 396, a price more than 10 percent with the enactment of AB 2820. to apply the anti-gouging rules to above the price charged by all jurisdictions statewide for the that person for those goods or AB 2820 following 30-days after a State of services immediately prior to the The Aliso Canyon Gas Leak in Emergency is declared. The law, proclamation or declaration of 1 October was the impetus for AB expanded the definition to include emergency. Authorized officials also can extend the anti-gouging 2820 (Chiu) where hundreds of more types of rental housing, and rules up to 180 days after an people were displaced for up to added the number of definitions emergency declaration if they 112 days due to the gas leak from for what qualifies as a State of deem it necessary.

Emergency. Authorized officials Continues on Page 49 can extend the anti-gouging rules May 2021 socalrha.org | 47

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48 | Southern California Rental Housing Association Rental Advisor May 2021

a pipeline. Persons displaced by the gas leak contended they experienced excessive price increases for rent, towing and other goods and services. CPC 396 was amended when AB 2820 took effect in 2016.

Under AB 2820: 1. A city and county official has the authority to declare a ”Local State of Emergency;” anti-gouging rules take effect statewide whenever authorized local, state, and federal officials declare a State of Emergency.

2. Authorized officials can extend the anti-gouging rules up to 180 days after an emergency declaration if they deem it necessary.

3. The definition of emergency was expanded to include natural and manmade disasters such as drought, or a plant or animal infestation or disease.

4. The definition of rental housing was expanded so anti-gouging rules would apply to “any rental housing with leases less than one year and that are month-to-month.”4 AB 1919 Current state law prohibits landlords from increasing rents by more than 10 percent than what is advertised within 30 days after a local, state, or federal emergency is declared – pricegouging rules apply to rental housing like other goods and services such as gasoline, towing, storage and building materials.

AB 1919 expands the existing crime of price gouging rules to

apply to new rental units that were not on the market at the time an emergency was declared and clarifies the definition of “rental price” with other types of goods and services that are pricecontrolled after an emergency declaration.

AB 1919 does the following: 1. For dwelling units not rented at the time of the declaration but were rented or offered for rent within one year prior, the rental price should be set at the most recent rental price offered before the declaration.

The dwelling unit’s rental price may be increased by 5% if the dwelling unit was previously rented or offered for rent unfurnished, and it is now being offered for rent fully furnished. The rental price may not be adjusted for any other good or service.

2. For housing not rented, or not offered for rent, within one year prior to the declaration, the dwelling unit’s rental price is set at 160% of the Fair Market Rent (FMR) established by the US Department of Housing and Urban Development (HUD). The unit’s rental price offered at that time may be increased by 5% if the dwelling unit is offered for rent fully furnished.

HUD’s FMR data is available at https://nlihc.org/article/hudpublishes-fy19-fair-marketrents.

3. AB 1919 makes it unlawful to evict any residential tenant of residential housing after the declaration of a state of emergency for a period of 30 days following, or any period

that the proclamation or declaration is extended by the applicable authority.

4. AB 1919 also makes it unlawful for a landlord to evict the tenant and rent or offer to rent to another tenant a rental priced higher than the evicted tenant could be charged under this section while an emergency declaration is in effect.

What can you do under AB 1919?

1. Permits a landlord to continue with the eviction process if it was lawfully initiated before an emergency declaration.

2. Owners and managers may still evict a tenant for nonpayment of rent.

3. Allows an individual or entity to increase a rental price above what state rules allow if they can provide proof that incurred increased costs for repairs or additions beyond normal maintenance that were amortized over the rental term that caused the rent to be increased greater than 10%.

4. Allows landlord to increase the rental price more than 10 percent if the landlord and tenant contractually agreed to the increase before the emergency was declared.

5. The law goes into effect January 1, 2019.

If Using A Revenue Management System: Companies that use revenue management systems with an Continues on Page 50 May 2021 socalrha.org | 49

integrated revenue function that adjust rents automatically (similar to those used in the hotel industry) should carefully monitor their system or manually turn off that function for the following 30 days after an emergency declaration. (See California Penal Code 396 (b))5 Hiring Contractors for Cleanup, Repair or Reconstruction For the following 180 days after an emergency declaration, contractors providing emergency cleanup, repair, or reconstruction services cannot increase their prices on products and services more than 10 percent of what they charged previous to the emergency declaration. (See California Penal Code 396 (c))6 Penalties for Violations The California Attorney General and the California Penal Code state that businesses or other entities

that fail to comply with CPC 396 can face fines of up to $10,000 and/or one year in jail. Violators could be subject to additional civil enforcement actions including civil penalties of up to $5,000 per violation, injunctive relief and mandatory restitution. The Attorney General, local district attorneys, and private individuals can bring actions for violations of the statute.7 Anyone can file a complaint with the Attorney General’s office or consult with an attorney if they believe they are a victim of gouging.

There are limited exceptions to CPC 396. Businesses and other entities can increase the price on goods and services if the entity can prove that the increased price was the direct result of cost increases in labor or materials needed to provide the good or service.8

50 | Southern California Rental Housing Association Rental Advisor May 2021

1. California Penal Code (CPC) 396, Section 1, paragraph (a), California Legislative Information https://leginfo.legislature.ca.gov/faces/codes_ displaySection.xhtml?lawCode=PEN&sectionN um=396 2. California Penal Code (CPC) 396, Section 1, paragraph (d), California Legislative Information, https://leginfo.legislature.ca.gov/faces/codes_ displaySection.xhtml?lawCode=PEN&sectionN um=396 3. Ibid, CPC 396, Section 1 paragraph (a) https://leginfo.legislature.ca.gov/faces/codes_ displaySection.xhtml?lawCode=PEN&sectionN um=396 4. Bill Text AB 2820, Legislative Counsel’s Digest, https://leginfo.legislature.ca.gov/faces/ billTextClient.xhtml?bill_id=201520160AB2820 5. Ibid, California Penal Code 396, https://leginfo. legislature.ca.gov/faces/codes_displaySection.xhtm l?lawCode=PEN&sectionNum=396 6. Ibid, California Penal Code 396, https://leginfo.legislature.ca.gov/faces/codes_ displaySection.xhtml?lawCode=PEN&sectionN um=396 7. What are the consequences of violating the statute? FAQs on Price Gouging, California Attorney General, https://oag.ca.gov/consumers/ pricegougingduringdisasters#7C 8. What if a seller increased the price of a good or service because the seller’s costs of providing the good or service increased? FAQs on Price Gouging, California Attorney General, https://oag.ca.gov/ consumers/pricegougingduringdisasters#7C This White paper is ©2019 by the Southern California Rental Housing Association (SCRHA). If you are not a member and have received a copy of this article, join today at https://socalrha.org to access a growing library of more than 70 white papers and California compliant rental forms, access to these papers is one of the many benefits available to our members.

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 B Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 CBRE Multifamily..........................(619) 572-7727 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson.......................... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081

L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 Reliable Realty.............................. (951) 696-9090 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 May 2021 socalrha.org | 51

Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sudberry Properties, Inc.......... (858) 546-3000 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 Suvanlasy Sayasith..................... (714) 702-0394 T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities (408) 614-5587

The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 U UDR, Inc....................................... (720) 283-6120 V Valentina by Alta..........................(619) 391-2700 W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

“SDRentPros truly values being a member of Southern California Rental Housing Association. The professional resources it provides are unmatched by any other organization. The resource of its members and education in all aspects of rental housing assists our company with many different needs.

We proudly support their staff and their leadership in providing Legislative Advocacy and support for our industry. We strongly suggest to all of our affiliate Brokers and owners to be a member of this association.”

Colleen McDade, SDRentPros

SECURE RENTAL FORMS

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

© Sunan Panyo | Dreamstime.com

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

Business Directory

SUPPLIER MEMBERS Advertising & Marketing

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

Air Conditioning

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

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

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

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

Attorneys-At-Law

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

Backflow Testing

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

Banks

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

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

Courtesy Patrol

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

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

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

Education

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

Bathtub Liners

Emergency Service Flood/Fire

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

Blinds

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

Kennedy Electric.................................... (619) 582-6568 KeyTrak, Inc............................................ (888) 539-8725 American Technologies Inc ★●▲....... (619) 458-5979 BELFOR Property Restoration........... (858) 847-9886 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932

Employment Agency

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

Environmental: Asbestos/Lead/ Mold

Boiler Repair

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

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

Brokerage

Evictions

Cabinet and Countertops

Exterminators

Doug Taber - Real Estate Broker......... (619) 483-1031 Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 SD Wood Cabinet..................................(858) 450-6090

General Contractors

Heating & Air Conditioning

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657

Electronic Key Access

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

Bonded Inc.............................................. (858) 576-8400 Capitol Carpet Floors ★●▲...................(818) 464-6637 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Construction Management

Bathroom Remodeling & Refinishing

Bed Bug Services

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

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

Electrical Contractors

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

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

Gafcon, Inc...............................................(858) 875-0010 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 Workright Property Services Inc.......... (858) 751-6312

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

Fitness Equipment & Sales

Floor Coverings

Collections

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

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

Coin-Operated Laundry Equipment

Appliance Leasing

Appliance Parts & Repair

Fire Equipment Sales & Service

Flood Damage

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

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

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

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

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

Financial Services

Kimball, Tirey & St. John LLP............... (619) 234-1690 Innovative Pest Solutions..................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

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

Insurance

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

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection

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

Lenders

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

Locksmith

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

Cable Television

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

May 2021 socalrha.org | 53

Maintenance & Repair

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

Maintenance Supply

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

Market Research

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

Mold Inspections & Remediation

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

Real Estate

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

Remote Video Monitoring

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

Renovations & Remodeling

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

Renters Insurance

Surface Repair

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

Telephone Services

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

Tenant Screening

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

Termite Control & Repair

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

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

Towing Services

Repiping

Trauma Scene Clean Up

Reputation Management

Tree Services

Resident Retention

Water Conservation

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

Resident Surveys

Water Damage Restoration

Parking Enforcement

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

Mystery Shopping

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

Paint Manufacturers & Supplies

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

Painting

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

Parking Management Software

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

Paving Maintenance

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

Pest Control

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

Plumbing

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

Plumbing Supplies

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

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

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

Property Management Software

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

Purchasing

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

Ratio Utility Billing Systems

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

Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348 SatisFacts Research............................. (866) 655-1490 SatisFacts Research............................. (866) 655-1490 SatisFacts Research............................. (866) 655-1490

Sanitization and Disinfecting Services

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

Roofing

Sanitization & Disinfecting Services

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

Security Deposit

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

Security Guard Patrol

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

Security Services

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

Seismic Retrofit

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

Sewer & Drain Line Video

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

Slab Leaks

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

Smart Technology

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

Submetering / Billing Services

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

54 | Southern California Rental Housing Association Rental Advisor May 2021

Western Towing..................................... (619) 297-8697 BIO-ONE - Poway/Oceanside/Chula Vista..................... .................................................................... (858) 261-4527 Arborwell................................................. (888) 969-8733 Livable ★●▲............................................. (877) 789-6027 Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802

Water Heaters

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

Window Coverings

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

Windows

Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080 Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City) Want to add your service areas to your listing? Email publications@socalrha.org with your request.

Find products and services from trusted SCRHA Supplier members with our Business Directory.

If you have a favorite Supplier not listed in our directory, share them with our team at membership@socalrha.org.

BROKER PROGRAM Helping a client close on their first rental property?

Get them started out right with a gift membership to the Southern California Rental Housing Association.

CALL 858.278.8070 or EMAIL MEMBERSHIP@ SOCALRHA.ORG May 2021 socalrha.org | 55

ADVERTISER Index 1031 Exchange IBC Kay Properties & Investments (855) 899-4597 15 1031 Capital Solutions 949-887-4627 apartment brokerage & sales 10 Doug Taber CCIM - Rental Housing Broker 619 483-1031 bathroom remodeling 16 American Bathtub Refinishers 619-265-9200 concrete services 50 Precision Trip Hazard Removal 760-658-6116 deck coatings & waterproofing 11 Life Deck Coating Installations 619-262-8600 24 Medrano 619-264-3434 electrical contractors 22 Kennedy Electric 619-464-6568 general contractors 8 Pacific Coast Construction 760-298-3170

property management software 26 Yardi 800-866-1144 real estate management 6 Griswold Real Estate Management 858-597-6100 sidewalk repair 50 Precision Trip Hazard Removal 760-658-6116 tenant screening 18 & 48 Infolink Resident Screening 888.762.7313 towing 39 Western Towing 619-297-8697 utility billing system 30 Livable 877-789-6027 windows 27 Newman Replacement Windows 619-677-6511 760-764-4553

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

56 | Southern California Rental Housing Association Rental Advisor May 2021

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

LE DST

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

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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

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

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

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

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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

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

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

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

1000 CHARLE WEST Location: Char STON DST leston,

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

FRITO LA Y DC MS

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

GERBER

8%

ROAD TI

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

POOLER

TIC

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

GREENV ILL ZIPS DS E T

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

Preferre d Return*

NET LE ASE IN FUND 18 COME

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

SE ATTLE

HIGH RID GE ATHE

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

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

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NET PORTFO LE ASE LIO

DS

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

Fully Funded

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

ES

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

BE ACH

T IM ES

1 - Hea City, UT lthcare IV DST : Elmh

RAINIER

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

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

s

A

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

s

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

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

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

guarante ed and

is subject

Funded

to available

cash flow.

Fully Funded

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