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

November 2021

Navigating the ADU Permitting Process in San Diego

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CONTENTS

Industry Voices

NOVEMBER 2021

7 ADU Permitting Process in San Diego John Stewart McGaughy, John Stewart Studios Building Process

21 Resident Manager White Paper SCRHA White Paper

30 Mark of Excellence Nominees

35 Southwest Riverside County Economic Forecast

45 Landlord/Tenant Q&A

37 Durable Renovation Projects to Protect Your Rental Property

SCRHA Premier Event

SCRHA Market Insights

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

In Every Issue 3 5 9 15 28

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

Ryan Shure, Innovative Build Property Maintenance

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

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 DeAnna Wilson, Conversion Logix Norman Cullen, CULTR 1, LP

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, Liberty Military Housing Hojjat “Tom” Tamar, Independent Owner Jennifer Ford, Douglas Allred Company John LaRaia, HG Fenton 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

ASSOCIATION STAFF

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

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

Our Address

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

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

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

Lucinda Lilley

2021 President Southern California Rental Housing Association

SCRHA Leadership at the National Apartment Association

ne of my responsibilities as President of the Southern California Rental Housing Association and as your delegate (voting member) of the National Apartment Association is to travel to NAA Conferences and represent you in Governance meetings. First, what is Governance? It is the rules by which an organization is governed and operated. Governance meetings are designed to assure the Board of Directors is operating the Association within stated guidelines in areas such as legislative advocacy, education, and financial management. I think that we, at the local level, forget that we are an integral part of something much bigger than Southern California. NAA is a network of 149 affiliates throughout the United States. We are part of that Network through our commitment to our State Organization, the California Rental Housing Association. SCRHA Past President Christine La Marca is 2021 and 2022 President of California Rental Housing Association. What’s in it for us? The opportunity to connect with others nationally to discuss trends, issues, traps. The opportunity to reach our Federal Legislators and discuss key issues affecting rental housing – past, present, and future. The opportunity to hep develop programs that benefit our independent rental owners, property managers, Association Executives, suppliers, and company executives. The opportunity to learn about cutting edge products to help us effectively manage our assets and our companies. Proudly, SCRHA is intimately involved with NAA. Just this past week, SCHRA members were acknowledged:

Past President Rick Snyder was sworn in as Vice Chair of the NAA Past President Linda Morris was sworn into her second term as Regional Vice President of the NAA Past President Kendra Bork served in meetings on the NAA Education Institute Board of Directors and on the Legislative Steering Committee Executive Director Alan Pentico was sworn in as President of the Association Executive Council Board Member Jay Lopeman was sworn in as Chair of the National Suppliers Council Talk about LEADERS making a difference! The long and short of it is this: we cannot operate rental housing in California in a vacuum. Sticking our head in the sand won’t protect us. It is both gratifying and invigorating to talk with others who either have already encountered what we are seeing OR they are preparing to and want to brainstorm. It also gives us a glimpse of what may be to come from other areas. Most of the afore-mentioned representatives of the SCRHA have reached the pinnacle of their service to NAA. And while they won’t stop giving, we need new voices and ideas to rise and fill committee responsibilities. Are you ready? If so, GREAT! Please let us know by reaching out to info@socalrha.org. If not, OK! Not everyone will be interested. If you are on the fence, please reach out to me – I would love to talk with you about what may be a great opportunity for you!

November 2021 socalrha.org | 3

4 | Southern California Rental Housing Association Rental Advisor November 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Building Community through Volunteer Efforts

I was honored to represent the membership of the Southern California Rental Housing Association at the NAA Assembly of Delegates meeting in Cincinnati, Ohio. At this meeting, I was honored to be elected to serve as the Association Executive Council President. Additionally, several SCRHA volunteers joined me and were elected to serve in key volunteer positions in the National Apartment Association. My time at the NAA Assembly of Delegates was a wonderful opportunity to reflect on the strong community that is the foundation of the rental housing industry. No matter what council volunteers serve or which communities they represent, everyone came together excited to share their best practices and strengthen connections with one another. Even though the challenges we may face from region to region may differ, our willingness to come together and work as a united industry is critical as we continue to face challenges created by the pandemic and natural disasters, new legislation, and changing markets. I also encourage you to reflect on what this representation at the national level means for you as an SCRHA member in Southern California. Rick, Linda, Jay and me taking on these key roles will allow us to highlight the unique challenges housing providers face in Southern California on the national scene. In addition to the national representation through the work of our members, SCRHA is excited to be the host association for NAA’s 2022 Apartmentalize Conference…which will be back in San Diego! Be sure to check your email for upcoming volunteer roles at the conference. There are limited volunteer positions!

As we wrap up 2021 and start looking forward to the new year, now is a great time to get involved in our committees. Our newly formed Marketing and Membership Engagement Committee is the perfect opportunity for you to connect with SCRHA members during meetings and through engagement efforts. If you prefer to share your talents in other ways, you can learn more about the work of the Education Committee or the Events Committee. If your schedule doesn’t accommodate regular committee meetings, you can share your expertise by volunteering as a speaker for our educational classes. Please contact lkindred@socalrha.org for more information about these opportunities. I would also like to highlight the slate of Executive Officers and Board of Directors elected at our Annual Meeting of The Membership this past October. Our 2022 Executive Officers President Lucinda Lilley, FBS Property Management, AMO President Elect Abigail Rex, American Assets Trust Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management We will also welcome Jennifer Ford, Douglas Allred Company, and Matt Ruane, Liberty Military Housing, to the Board of Directors. Join us on December 15 at the Board Installation and Holiday Mixer as we recognize outgoing and incoming volunteers, say goodbye to 2021 and usher in a new year. It’s important to remember that both SCRHA and NAA are volunteer-driven organizations, and our shared efforts help build stronger communities. November 2021 socalrha.org | 5

Response

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

ADU PERMITS AND THE CITY OF SAN DIEGO An Adventure

Down the Rabbit Hole

"I'm late, I'm late for a very important date!" Anyone who has run a permit can certainly relate. Accessory Dwelling Units (ADU's), aka granny flats, are a hot topic that has many property owners and investors racing to take advantage of their income potential while helping to solve the housing shortage. Perhaps you are curious about jumping on that path. You may have the perfect site, a great design, and a trustworthy contractor. Now all you need is a permit. For the uninitiated, obtaining a construction permit in San Diego can be as confusing as a trip through the classic tale of Alice's Adventures in Wonderland by Lewis Carroll. Just as the story of Alice isn't linear or logical, neither is the process of obtaining a permit. Allow me to be your guide as we dive into the rabbit hole known as the City of San Diego Development Services Department (DSD).

By John Stewart McGaughy, John Stewart Studios "One side makes you bigger." Back in "You must be mad or you wouldn't the day, designers and developers have come here." said the Cheshire hauled reams and reams of paper Cat to Alice. Search the city documents (commonly known website long enough, and you'll as kindling) in and out of the find the ACCELA User Guide, a building department. Recently, riveting 40-page read. You will the DSD has implemented a "one also find the login to ACCELA to side makes you small" approach upload documents for your permit. where all applications, forms, Digital submittal is relatively new and construction documents to DSD, and even with experience, are reduced to digital files and it can be stressful. Applications, submitted to a platform called agreements, environmental ACCELA. Digital submittals are worksheets, photo surveys, certainly better environmentally. construction documents, etc., will They should also be more efficient, need to be uploaded to ACCELA right? The fairy tale begins. for a completeness review. That review takes several weeks. "Read the directions, and you will You may receive requests for be directed in the right direction." additional information. Once said the doorknob to Alice. deemed complete, the files will Welcome to ACCELA. Not only is be distributed to more than a the City of San Diego's website half dozen disciplines for review. difficult to navigate, but the Some are backed up as much digital applications are also as as six weeks before reviewing confounding to staff as it is to new applications. Expect to wait applicants. You may choose to hire weeks for each discipline to a professional to submit your respond, requesting revisions and application or DIY. Either way, it's additions, known as Cycle Issues. worth a basic understanding of the Once all Cycle Issues have trickled process. in, you can upload your revisions November 2021 socalrha.org | 7

after you've received a prompt from DSD to do so, assuming they remember you're out there. "If everybody minded their own business, the world would go around a great deal faster." said the Duchess. This is when it gets increasingly frustrating. Your corrections will go into a queue and may not return to the original plan checker. A new plan checker may send a whole new set of questions your way. Expect two- to threecycle issues from every discipline, taking as much time as the initial reviews. "Who are you?" asked the caterpillar. Often emails or phone calls are not returned because a plan checker may no longer be assigned to your project. This is where the DSD Directory comes in handy. The directory lists staff supervisors. If needed, it's a good

idea to copy the supervisor when you email plan checkers. As the Red Queen said, "It is better to be feared than loved." "I wanna go home!" cried Alice. After slogging through the process for an eternity, eventually, all disciplines will sign off (often by a supervisor you had copied). You're not done yet. Your documents will now be routed to the issuance team who double-check for completeness of applications, environmental forms, agreements, fees paid, construction documents, water meter data cards, etc., before the "stamped" set is issued. That can take weeks.

too many units, you will now need to upgrade your 3/4" water meter to a 1" water meter. What does that require? Another permit, which will hold up your previous permit. Back into the rabbit hole. "Round and round and round we go." John Stewart McGaughy is the owner of John Stewart Studios, an architectural design consulting firm assisting owners and investors with property development and improvements. John can be reached at: john@ johnstewartstudios.com

"Be patient, is very good advice." sang Alice. Wait, what was that last item, water meter data card? This required form assigns units of value for everything from bidets to water bibbs. If your ADU adds

Rental Assistance Programs SCRHA

8 | Southern California Rental Housing Association Rental Advisor November 2021

• For Properties in the City of San Diego www.sdhc.org • For Properties in the City of Chula Vista www.chulavistaerap. com • For Properties in Southern Riverside County www.unitedlift.org • For Properties in Imperial County www.housing.ca.gov

REGIONAL

LEGISLATIVEUPDATE

Update on Riverside County’s Redistricting Process

Last month, the Riverside County Board of Supervisors held a special session hearing to provide the community an opportunity to comment on the draft supervisorial district maps. Cities and counties throughout California are midway through their process of adjusting their maps of their electoral districts and ensuring the new maps meet state and federal voting rights laws. Local governments must modify their districts every ten years after the U.S. Census Bureau releases its population data. Cities and unincorporated areas of Riverside County as well as the county’s Latino population experienced tremendous population growth over the last decade. Areas such as French Valley saw its population growth more than double while cities like Menifee saw its population grow by one-third during 20102020. Overall, Riverside County’s total population grew by 10.4 percent to 2.41 million people. Riverside county’s Latino population increased about 20.8 percent representing 49.7 percent of the county’s total population during the last decade. The county unveiled four of the five new tentative maps for the five districts last month. Each of the new districts would have approximately 483,647 people. However, the new electoral maps caused

controversy with several activist groups that allege the tentative county district maps were insufficiently created and could violate voting rights laws. The groups argue data of the tentative maps are insufficient and do not reflect the majority-Latino populations that currently living in areas of the county. The groups contend the county should create one or two new County Supervisorial District adequately represent Latino-majority communities in the county. By not adding one or several new districts, the groups say the county potentially could be violating state and federal voting rights laws and may take legal action against the county. County Supervisors held the special session meeting on October 19 to share the preliminary maps of each county district asking residents to comment. The county prior to the special hearing unveiled 3 new boundary maps with the Supervisor District 1 proposing a Latino majority, however the groups responded with a letter addressed to the county’s 2021 Advisory Redistricting Commission expressing dissatisfaction that the other two proposed electoral maps did not show Latino majorities. Community Groups submitted several districts maps with their suggested changes. At the conclusion of the special session hearing, County Supervisors decided that Supervisor Districts 1, 2, 3 and 5 should be redrawn November 2021 socalrha.org | 9

and the proposed District 4 map will remain unchanged. The County Board is scheduled to have its next redistricting hearing on November 9 and expected to vote on its final redistricting maps on December 7. The County Board of Supervisors adopt its new district maps by December 15. Riverside County residents may visit the county’s Redistricting webpage at https://rivco.org/about-county/countyboards-committees-and-commissions/countyredistricting-efforts for more information about the proposed maps and to provide feedback to the county.

residents living in apartments and condominiums for trash service while single-family households located on public streets do not pay. Houses located in private communities or right of ways in San Diego also pay a separate fee for trash service. Citing a recent city report, he added San Diego’s cost of providing trash removal free to single-family homes will become more expensive and will prevent the city from complying with a new state law that requires all local governments in California to make a greater commitment to recycle organic waste which takes effect next year.

On January 1, 2022, SB 1383 will require all California cities and counties to expand their recycling San Diego City Councilmember Pushes programs to address organic waste and divert the for Repeal of City’s People’s Ordinance waste away from landfills. The law’s provisions include requiring most multifamily, single-family The City of San Diego People’s Ordinance, which was homes and businesses to their separate and sort enacted in 1919 and provides free trash service to their organic waste, such as food waste and foodsingle-family homes located on public right of ways soiled packaging, away from other forms of nonin the city, is drawing strong criticism from a San Diego City Councilmember who would like to see the recyclable waste to be composted or discarded it into green recycling bins. Local governments and private long-standing ordinance changed or repealed. entities that do not comply with the law could San Diego is the only large city in California that does face fines and penalties. A summary of SB 1383 is not charge a separate fee for trash removal to single- available in the “Mandatory Recycling at Multifamily family homes. Single-family residences in most cities Properties” White Paper located in the White Papers section on the SCRHA website. in California pay between $25 and $100 monthly for trash removal according to a recent city report. The City of San Diego Independent Budget Analyst’s Office in October released an audit analyzing the San Diego City voters approved the People’s city’s cost of providing its trash removal service. The Ordinance in 1919 requiring the city to provide report revealed that San Diego spent $260 million in single-family households on public streets trash the last five years providing trash service to residents service free of charge. Single-family homes do pay and businesses. The cost of the service is forecasted for trash service through property taxes but are to grow to $380 million in the coming years once SB not charged a separate fee for trash removal like 1383 takes effect on January 1, 2022. apartment and condominium properties. There have been attempts to amend or repeal the People’s Ordinance, but those efforts resulted in no changes to it. It is believed that the Southern California Rental Housing Association’s predecessor, Apartment House Owners and Managers Association of San Diego, came into existence because of the People’s Ordinance. Councilmember Sean Elo-Rivera has been an outspoken critic of the People’s Ordinance saying the ordinance is too expensive and unfairly charges

Councilmember Elo-Rivera says now is the opportunity to discuss the future of the People’s Ordinance. Elo-Rivera is advocating that the full city council move forward with a plan to place a measure on a future city ballot asking city residents to vote on modifying or repealing the People’s Ordinance. Elo-Rivera officially introduced his plan to the City Council Environment Committee for its consideration last month. Several councilmembers agreed it is time to visit amending or repealing the People’s Ordinance, but more analysis will be required. Stay tuned for more updates in SCRHA communications.

10 | Southern California Rental Housing Association Rental Advisor November 2021

Cathedral City Unveils New Mobile Health/Wellness Units for the Homeless In a major move to expand its outreach to the homeless throughout the city, Cathedral City introduced two mobile health and wellness units. The mobile units will provide emergency health and social services with warm showers to those in need.

According to Cathedral City Point of Time homeless count in 2020, the city has identified 44 homeless persons. The showers were funded Community Development Block Grant provided by Cathedral City. Each mobile unit has four self-contained separate shower stalls with its own independent power and water supply. The showers are available 8:30am to 5:30pm every day. The mobile units will be placed at the Calvary Christian Center in Cathedral City every Monday, but the mobile units will be transported each day to various locations around the city where the homeless are reported to frequent. The units can be transported anywhere, even in areas that without water or electricity. Clothing, toiletries, hygiene kits, food and water will be available to individuals who need them.

Another important component of the transport units is the mobile health clinic by operated by 360 Wellness Solutions. The clinics will provide medical treatment, testing and screening services, and prenatal care that will performed by onsite nurses and other medical personnel. Mobile clinics also will connect the homeless who are looking for more help with other social services. Social workers and other specialists also will be available to provide social services. If successful, more mobile units will be added and serve other cities in the Coachella Valley, and services may be expanded to cover a greater segment of the population in the region. The public may contact the telehealth hotline at 877-231-7577 for more information about the mobile clinics. 360 Wellness Solutions main office in Cathedral City can be contacted at 760-517-8100 or info@360wellnesssolutions.net. Cathedral City Police Department also has a Homeless Liaison Team specifically trained to handle issues associated with the homeless. The Homeless Liaison Team can be contacted at (760) 202-2486.

November 2021 socalrha.org | 11

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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.

14 | Southern California Rental Housing Association Rental Advisor November 2021

California

CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

Now that the Governor’s bill signing deadline has come and gone, here are some of the more significant housing bills he took action on at the end of the year. SB 9 (Atkins) - requires ministerial approval of a housing development of no more than two units in a single-family zone (duplex), the subdivision of a parcel zoned for residential use into two parcels (lot split), or both. With few exceptions, local governments will be required to approve qualified applications for the construction. Signed by Governor SB 10 (Weiner) - authorizes local governments to pass rezoning laws that allow up to 10 units on any parcel in areas near public transportation and job hubs or urban infill areas. The legislation also will exempt these projects from CEQA. This is not the Senator’s first attempt at addressing this issue. SB 10 is substantially the same as SB 902 of last year. Signed by Governor AB 1487 Gabriel) - would have provided free legal representation to tenants who face eviction and claim they can’t pay the rent. SCRHA helped secures veto of this bill that would have provide Free legal

services to tenants, a service already available through the Shriver Act. SCRHA is pleased to share that we have defeated legislation that would have provided free legal representation to tenants who face eviction and claim they can’t pay the rent. In his veto message, the Governor stated that California has already made $131 million available for tenant legal aid, including an $80 million appropriation earlier this summer. SCRHA opposed the bill because it failed to acknowledge that the state already has in place the Sargent Shriver Civil Counsel Act that provides eviction defense funding to low-income tenants in several jurisdictions including San Diego. Additionally, the complicated Unlawful Detainer process places much of the burden of proof on housing providers, making it almost impossible to complete an eviction without legal counsel, yet there is no funding source for property owners who may not be able to afford an attorney. In addition, under the Shriver Act, defense counsel routinely use tactics designed to unnecessarily delay the eviction process, exponentially raise the housing provider’s costs for an eviction. November 2021 socalrha.org | 15

Even though SCRHA and others opposed AB 1487, we anticipated the bill’s passage by both the Assembly and the Senate. With that in mind, the SCRHA pivoted and focused its attention on the Governor’s office. Thank you to all the members who contacted the Governor. Your grassroots effort requesting a veto of the legislation resulted in Governor Newsom refusing to sign the bill. AB 838 (Friedman) - Code enforcement response requires local governments to respond to lead hazard and substandard building complaints from tenants and specified other parties and to provide free copies of inspection reports and citations to the requestor and others who may be impacted. This bill would prohibit local inspection agencies from placing any preconditions before they respond to habitability complaints. Signed by Governor AB 468 (Friedman) - Emotional support animals Requires a person or business that sells or provides an emotional support dog to provide notice specifying that the dog does not have the special training required to be a guide, signal or service

dog. Requires a person or business that sells or provides a certificate, tag, vest, leash or harness for an emotional support dog to provide notice to the buyer that the material does not entitle an emotional support dog to the rights and privileges afforded to a guide, signal or service dog. Prohibits a licensed healthcare practitioner from providing documentation about an individual's need for an emotional support animal without meeting specified requirements. Creates civil penalties for specified violations. Signed by Governor SB 60 (Glazer) - Short-term rental violations: will authorize cities to impose a fine of up to $5,000 when an individual violates a short-term rental ordinance. The fines allowed by this law are intended to extend to tenants who violate the law — not property owners. Signed by Governor AB 491 (Ward and Lorena Gonzalez) - Equal access to amenities “Poor Door”- will require that, for mixed-income multifamily structures, occupants of the affordable housing units must have the same access to the common entrances, areas, and

16 | Southern California Rental Housing Association Rental Advisor November 2021

amenities as the occupants of the market-rate housing unit. It also will prohibit a mixed-income multifamily structure from isolating the affordable housing units within that structure to a specific floor or an area on a specific floor. Signed by Governor

Schaaf and Long Beach Mayor Robert Garcia announced their support of the initiative. Other supporters include All Home, the Regional Task Force on Homelessness for the San Diego area and the United Way of Greater Los Angeles.

INITIATIVES

The initiative will require nearly 1 million signatures in order to appear on the 2022 ballot.

The proposed initiative would allow Californians to bet on sports games online. The proposal was introduced in August and is backed by major sports betting operators, including DraftKings, FanDuel and WynnBET. The proposed initiative would use tax revenue from online sports betting to fund permanent shelter and housing for homeless people and expand mental health and addiction treatment services. It’s one of three sports-betting related ballot measures Californians could see in 2022. The other two online sports betting initiatives likely to be on the ballot do not provide funding for homelessness and low-income housing. This initiative recently garnered the support of four big city mayors: Sacramento Mayor Darrell Steinberg, Fresno Mayor Jerry Dyer, Oakland Mayor Libby

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

socalrha.org

November 2021 socalrha.org | 17

18 | Southern California Rental Housing Association Rental Advisor November 2021

WHAT YOU NEED TO KNOW:

ASSISTANCE ANIMALS

Service, Companion, Comfort, Emotional Support… No matter what they are called, Assistance Animals are protected under Federal and State laws.

Property owners MAY NOT deny or terminate tenancy because a resident has one.

Property owners MAY NOT charge any additional deposit, rent, or other monetary obligation.

Refer to SCRHA White Paper “Service & Companion Animals” and use Form 262.

SOCALRHA.ORG | 858.278.8070 November 2021 socalrha.org | 19

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Requirements and Compensation for Onsite Resident Apartment Managers © Bohdana Smiian | Dreamstime.com

SUMMARY California law requires owners of apartment complexes that have 16 or more units to employ a “resident apartment manager” or another responsible person to reside on the premises to oversee the property. Resident apartment managers and live-in maintenance personnel must be paid in accordance with California’s current minimum wage laws, must be an employee of the landlord, may only be credited up to twothirds (2/3) of the unit’s rental rate, must be paid for every hour worked, and eligible to receive paid sick leave if they worked the job for longer than 90 days and works 30 or more hours in a month. Please note this document is not providing legal advice, please consult with your attorney or human resources specialist before implementing such policies. On-site requirement California Law Civil Code Title 25, Section 42 requires a manager, janitor, housekeeper, or other responsible person to live on the premises and have charge of every apartment complex that has sixteen (16) or more apartment units on the property if the property owner does not live on the premises. However, only one caretaker is required to reside if all structures on the property are under one ownership and on one continuous parcel of land.

By Southern California Rental Housing Association Apartment properties between increase to $15.00/hour for 4 and 15 units, the premises companies with 26 or more must have a notice placed in a employees and to $14.00/hour conspicuous place stating the for companies with 26 or fewer property owner’s name and employees. address or the name and address • CA Dept of Industrial Relations of the agent in charge of the typically announce future wage apartment house if the owner adjustments on October 1 prior does not reside on the property. to minimum wage adjustments Civil Code does not require onsite take effect. The governor has apartment managers to reside on the authority to delay the the property if it has four (4) or implementation of minimum wage less units. law if the state experiences an economic recession. Compensation for onsite personnel – Minimum Wage, San Diego’s Minimum Wage and Sick Leave, Taxation, Meals & Sick Leave Ordinance Lodging San Diego voters approved the State Minimum Wage City of San Diego’s Minimum Resident apartment managers and Wage and Sick Leave Ordinance live-in maintenance personnel (Ordinance No. O-20390) in June must be paid in accordance with 2016. The ordinance only applies California’s minimum wage to the City of San Diego. laws. SB 3, enacted in April 2016, • The ordinance applies to “all phases in an increase of the state’s employees who qualify for the minimum wage to $15.00/hour payment of minimum wage under by 2022 for all companies with 26 the State of California Minimum or more employees - companies Wage Law, and ‘employee’ who with twenty-five (25) or fewer are defined as any person who, employees get an additional year in one or more calendar weeks to comply with the law. of the year, performs at least • The state’s current hourly two (2) hours of work within the minimum wage is $14.00/hour for geographic boundaries of the City employers with twenty-six (26) or of San Diego for an employer.” more employees; the minimum • San Diego’s minimum wage hourly wage for businesses is currently $14.00/hour, but with twenty-five (25) or fewer it will increase to comply with employees increased to $13.00/ CA‘s minimum hourly wage of hour. $15.00/hour beginning January • On January 1, 2022, CA’s 1, 2022. minimum hourly wage will • The responsible person, or November 2021 socalrha.org | 21

Chart 1 Comparison of State & City of San Diego’s Minimum Wage laws Year Jan. 1, 2021 Jan. 1, 2022

Jan 1, 2023

California’s State Min. Wage San Diego’s Min. Wage (25 or fewer Minimum Wage1 (26+ employees) employees) $14.00/hour

$15.00/hour

$13.00/hour

$14.00/hour

City’s adjusted minimum wage from 2021 + CPI-W or state law

$15.00/hour

City’s adjusted minimum wage from 2022 + CPI-W or state law

Sources: CA Dept. of Industrial Relations, https://www.dir.ca.gov/dlse/faq_ minimumwage.htm; City of San Diego, Office of the City Treasurer, https://www. sandiego.gov/treasurer/minimum-wage-program.)

“resident manager,” residing at the complex must be considered as an employee and cannot be defined as an independent contractor or considered an “exempt” employee. • Nonexempt employees should be paid at least twice a month and on a timely basis. Under Labor Code section 1194.2, the residential manager may make a claim for

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an amount equal to the wages unlawfully unpaid plus interest if the landlord does not pay the minimum wage. The California Industrial Welfare Commission defines “hours worked” as “the time during which an employee is subject to the control of an employer and includes all the time the employee

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22 | Southern California Rental Housing Association Rental Advisor November 2021

is suffered or permitted to work, including overtime.” (Wage Order 5-2001, subd. 2(h).) • Labor Code section 510 and IWC Wage Order 5-2001 requires that all workers be paid regular wages for all hours worked, Workers must be paid regular wages for hours worked. • The employer must provide overtime premium pay in the amount of one and one-half (1½) times each employee’s regular rate of pay for any work performed in excess of eight hours in one day, any work in excess of 40 hours in any one workweek, and for the first eight hours worked on the seventh day of work in any one workweek. • The Employer must pay their employee the amount of doubletime (2 times) in overtime premium pay of each employee’s regular rate of pay, for any work performed for more than 12 hours in one day and any work performed in excess of eight hours on any seventh day of a workweek. The rental owner or the management company only needs to pay the manager of the “time spent carrying out assigned duties.” Meaning, that if a manager is spending time on activities unrelated to their job duties the like sleeping, eating, socializing, etc., they are not entitled to compensation. But, if the manager is overseeing the repairman or performing duties related to their job, the manager is working and should be compensated appropriately. California Labor Code sections 226, 1174, 1174.5, and Wage Order No. 5 7(a), the employer

is required to keep accurate b. Second option, the San Diego’s Sick Leave and records, including the number employer charges no rent of the Minimum Wage Ordinance. of hours worked, rate of pay for resident manager, and applies the Please consult with your each hour, and total wages owed. credit amounts seen in Chart 1 attorney, human resources, or It is a criminal offense for the below regardless of the fair market payroll professional for more employer to fail to keep track of rental value of the apartment. information. the hours their employees work, Labor Code Section 1182.2 and it is recommended that the provides a limited exception, but If the agreement is not valid, the landlord keep their records for the only as to the rent that may be employer may not obtain an offset last four years. (Labor Code 215.). charged, not the minimum wage against the plaintiffs’ potential A resident apartment manager credit that may be used. damages. The resident apartment or live-in maintenance person’s Please note maximum rate will manager will be entitled to live in PLEASE POST NEXT TO YOUR IWC OR INDUSTRY OCCUPATION ORDER apartment may only be considered increase on January 1, 2022. See the apartment for free during the Amends Genera l OIFFICIAL part of the compensation package Chart 2 for moreNOTICI details. E duration of the agreement and when certain disclosures are collect minimum wages for every made. 3. It must state the credit that is hour of work performed during “being applied toward minimum the previous 4 years. MW-2021 Credit for Lodging and Meals wage.” The wage order limits For agreements offering free an employer’s ability to credit Employers EFFECTIVE DATE Taxation Employers with 25 or Fewer Employees* with 26 or More Employees * or reduced rent, and meals lodging against the minimum The compensation of every $13.00 $14.00 January 1, 2021 to the residential manager, wage, and meals and lodging employee is subject to $14.00 $15.00 taxes, including 1, must 2022meet the theJanuary agreement may not be credited against the employment following current conditions: minimum wage without the on-site managers. Landlords are $15.00 $15.00 January 1, 2023 1. The agreement must be in employee’s written consent. When required to pay California State PREVIOUS writing and signed by resident credits for meals Disability taxes and California YEARor lodging manager and the landlord. are used to meet part of the State Unemployment Taxes even $13.00 $12.00 January 1, 2020 2. The employer has two options employer’s minimum wage if apartment manager sole means *Employees treated as employed by a single qualified taxpayer pursuant to Revenue and Taxation Code section 23626 are treated as employees of that single taxpayer. To to compensate a resident manager: obligation, the amounts are of compensation is rent credit. employers and representatives of persons working in industries and occupations in the State of California: a.OFFirst option, the credited against the resident Landlord must withhold federal SUMMARY ACTIONS TAKE NOTICE that April 4, 2016,employees) the Governor of California signed legislation by the California Legislature,and raisingstate the minimum wage taxes for all industries. (SB 3, employers (26on or more manager may passed not be more than income and make Stats of 2016, amending section 1182.12. of the California Labor Code.) Pursuant to its authority under Labor Code section 1182.13, the Department of Industrial Relations may charge theSections resident manager the following Chart contribution or otherwise amends and republishes 2, 3, and 5 of the General Minimum Wage Order, (see MW-2019. Section2): 1, Applicability,their and Section 4, Separability, have not been changed. Consistent with this enactment, amendments are made to the minimum wage, and the meals and lodging credits sections of all of the IWC's industry and occupation orders. up to 2/3 (For 2021, the current could be held liable for all taxes, This summary must be made available to employees in accordance with the IWC's wage orders. Copies of the full text of the amended wage orders may be obtained by maximum rate an employer can Chart 2 – orLodging Meal fines and damages. downloading online at https://www.dir.ca.gov/iwc/WageOrderIndustries.htm by contacting&your local Division of Laborplus Standards Enforcement office. charge in 2021 is $790.67/month Credits 1. APPLICABILITY The this Order shall not apply to outside salespersons and individuals who are the parent, spouse, or children of the employerpay previously containedof in their this Order forprovisions single ofperson, or $1,169.59/ https://www.dir.ca.gov/IWC/ Employees one-half and the IWC's industry and occupation orders. Exceptions and modifications provided by statute or in Section 1, Applicability, and in other sections of the IWC's industry month fororders a couple) for the MW-2021.pdf Social Security and Medicare taxes and occupation may be used where anyfair such provisions are enforceable and applicable to the employer. 2. MINIMUM W AG ES rental value for the apartment Please note that the amounts through payroll deductions; the Every shallresident pay to each employee wagesthe not less than those stated above,to on each date, per hour for all hours worked. and employer pay the manager below apply theeffective state’s employer must pony up the other 3. MEALS AND LODGING CREDITS - TAB LE minimum hourly wage, or current minimum wage and half and send the entire payment When credit for meals or lodging is used to meet part of the employer's minimum wage obligation, the amounts so credited pursuant to a voluntary written agreement may not be

California Minimum Wage

more than the following

EFFECTIVE: For an employer who employs: LODGING Room occupied alone Room shared Apartment – two thirds (2/3) of the ordinary rental value, and in no event more than: Where a couple are both employed by the employer, two thirds (2/3) of the ordinary rental value, and in no event more than:

JANUARY 1, 2020 26 or More 25 or Fewer Employees Employees

JANUARY 1, 2021 26 or More 25 or Fewer Employees Employees

JANUARY 1, 2022 26 or More 25 or Fewer Employees Employees

JANUARY 1, 2023 All Employers regardless of number of Employees

$61.13 /week $50.46 /week $734.21 /month

$56.43 /week $46.58 /week $677.75 /month

$65.83 /week $54.34 /week $790.67 /month

$61.13 /week $50.46 /week $734.21 /month

$70.53 /week $58.22 /week $847.12 /month

$65.83 /week $54.34 /week $790.67 /month

$70.53 /week $58.22 /week $847.12 /month

$1086.07 /month

$1002.56 /month

$1169.59 /month

$1086.07 /month

$1253.10 /month

$1169.59 /month

$1253.10 /month

$4.70 $6.47 $8.68

$4.34 $5.97 $8.01

$5.06 $6.97 $9.35

$4.70 $6.47 $8.68

$5.42 $7.47 $10.02

$5.06 $6.97 $9.35

MEALS Breakfast Lunch Dinner

$5.42 $7.47 $10.02

November 2021 socalrha.org | 23

Meals or lodging may not be credited against the minimum wage without a voluntary written agreement between the employer and the employee. When credit for meals or lodging is used to meet part of the employer's minimum wage obligation, the amounts so credited may not be more than the amounts stated in the table above.

employee’s use of paid sick days to 24 hours or 3 days in each year of employment.

to the IRS. These taxes consist of a 12.4% Social Security tax up to an annual wage limit; in 2014, the limit was $117,000. Medicare taxes are levied on all employee wages at a 2.9% rate. This combines to a total 15.3% tax employee wages up to the Social Security tax ceiling. However, landlords do not have to pay or withhold federal payroll taxes on the value of free lodging provided to the apartment manager if: • The lodging provided to the apartment manager is on the rental property • The lodging is furnished • The manager is required to live on the rental property as a condition of employment (Of course, the agreement must be in writing and signed by resident manager and the landlord.) Landlords are also responsible for having Worker’s Compensation insurance in case the manager is injured on the job. Landlords that don’t have worker’s insurance could be liable for the onsite manager’s medical expenses and all lost wages during the time they

are not able to work. State Sick Leave Law Under the state’s Sick Leave, which started on July 1, 2015, an employee who works in California for 30 days or more per year get paid sick days. The employee will accrue sick days at a rate of no less than one hour for every thirty hours worked. When the employee has worked for 90 hours out of the year, they will have three hours of paid sick leave. This entitles the employee to use accrued paid sick days starting on the 91st day of employment. Employer (landlord) is not required to provide paid sick leave to the employee for unused sick days after termination, resignation, retirement, or other separation from employment. However, if the separated employee is rehired by the employer within one year of the date of separation, the accrued, unused sick time is reinstated. • Sick leave is paid out at the employee’s hourly wage. • Accrued but unused paid sick days carry over to the following year of employment. • The employer may limit

24 | Southern California Rental Housing Association Rental Advisor November 2021

City of San Diego Minimum Wage and Sick Leave Ordinance On July 11, 2016, City of San Diego approved its Minimum Wage Ordinance; the ordinance includes the following: • Employers to provide all employees as defined under the ordinance to receive one hour of paid, earned sick leave for every thirty (30) hours worked, at the same hourly rate or other measure of compensation that the employee earns. • Employers to allow employees to accrue sick leave at the start of employment. There is a ninety(90) day waiting period before an employee could begin using sick leave. • Employers may limit use of an employee leave to forty (40) hours, or five (5) days, in a twelve-month period, but employers may not cap accrual of sick leave and unused leave must be carried over. • Upon an employee’s separation, employers would not have to pay unused leave, but must keep the unused leave time for six months if the employee returns. • Employees may use sick leave time if: o They are physically or mentally unable to work due to illness, injury, or a medical condition, or o For use sick leave for “Safe Time” (time away from work necessary to handle certain matters related to domestic violence, sexual assault, or stalking, when the employee or a specified family member is a victim), or o For medical appointments, and to care for or

The details of City of San Diego’s Minimum Wage and Sick Leave Ordinances are available at https://www.sandiego.gov/ treasurer/minimum-wageprogram. Recommendations for avoiding wage and hour violations 1. It is recommended that the landlord keep track and keep as much documentation as possible providing evidence of hours worked by the employee for at least 4 years, if possible. 2. Properly classify the manager as Exempt or Nonexempt - Recognize that an onsite manager commonly will be a nonexempt, or “hourly," employee that is entitled to be paid at least minimum wage, and overtime when applicable, for all “hours worked. Nonexempt employees must be paid at least twice a month and on a timely basis according to California law. 3. Limit any credit for the apartment – effective January 1, 2021, the credit is limited to: o Employers with 25 or fewer employees: The lessor amount of 2/3 of the apartment’s fair market value or $734.31/ month for a single employee, or $1,086.07/month for a couple if they are both employed. o Businesses with 26 or more employees: The lessor amount of 2/3 of the apartment’s fair market value or $790.67/ month for a single employee, or $1,169.59/month for a couple if they are both employed. Please note that maximum credit amounts will increase on January 1, 2022, as seen in Chart 2.

4. The employer and employee must sign the agreement if the owner chooses to credit the resident manager up to 2/3 of the value of the unit. 5. If the landlord chooses to credit the resident manager up to 2/3 of the value of the unit, then the owner must have the resident manager’s signed voluntary consent in the agreement. The landlord must pay the resident manager state current minimum wage for all hours worked. The agreement cannot credit any more than the allowable amounts established in Wage Order No. 5 under the California Labor Code, Section 1182.8. 6. The owner or manager should provide pay stubs to the onsite manager with each paycheck (It is also recommended that the landlord hire a payroll service). The pay stub must meet the requirements items under Labor Code § 226 to include: a. The employer’s legal name, b. The employee’s name and last four digits of his or her social security number, c. Gross wages earned, d. Net wages earned,

any applicable hourly rate, and number of hours worked, e. The amount of any credit applied for use of the apartment, and the amount of all other payroll deductions. 7. Make the proper payroll deductions if the apartment is part of the resident manager’s compensation package; report the amount of compensation for tax purposes and make proper deductions from wages. 8. Obtain Worker’s Compensation Coverage for the apartment manager. It is required by law and will mitigate risk of a lawsuit against the apartment owner in case the manager is injured on the job. In California, an injured employee is allowed presumptions of negligence in a lawsuit against his or her employer if they did not obtain workers compensation insurance. The employee may also make a claim for attorney’s fees against the uninsured employer. 9. Always act in good faith with the employee and promptly respond, and correct, when necessary, to any errors that may arise to avoid unnecessary penalties. Landlords are recommended to hire an attorney specializing in wage and

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hour issues to review the terms of the employment agreement or evaluate their exposure if a claim is brought by an onsite manager for back wages. Property Management Companies Landlords may choose to hire a property management company to manager their rental properties. Property management companies are independent contractors, not an employee. The management company’s employees are employees of the company and not the landlord’s employees; landlord is therefore not responsible for the company employee’s payroll taxes. Ultimately, it is the provisions in the agreement signed by the property management company and the landlord that stipulate the responsibilities and fees of both parties. The property management

company charges a fixed percentage on the rent collected. The fees are a deductible rental expense can be reported in “Schedule E” if the landlord files his/her taxes using IRS Form 1040. Schedule E contains a line where management company fees are deducted. ** Please note this document is not providing legal advice, please consult with your attorney or human resources specialist before implementing such policies. ** If you have information to contribute to this topic or have questions, please contact the SCRHA at (858) 278-8070.

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12/28/2020 5:00:18 PM

Southwest Riverside County © Jon Bilous | Dreamstime.com

Economic Forecast

In late August, the Temecula Valley Chamber of Commerce hosted a Regional Economic Forecast breakfast. The breakfast featured the City Managers of Hemet, Lake Elsinore, Menifee, Murrieta, Temecula, and Wildomar, the Executive Director of Riverside County Economic Development Department and Economist Christopher Thornberg, Founding Partner of Beacon Economics and Director of UC Riverside School of Business Center for Economic Forecasting and Development. The economic forecast highlighted the recent and upcoming accomplishments of the cities and county in the Southwest Riverside Region as well as an update on the nation and region’s economy. Each city manager touted the positive economic growth their city is experiencing even during the pandemic. They noted the rise in area median incomes, and home prices. Healthy job growth and new businesses are generating more tax revenue for the cities improving quality of life for their residents. 2020 U.S. Census data showed that the Southwest Riverside region had robust population growth during the past decade. Riverside County’s Economic Development Department spoke

By Southern California Rental Housing Association about its economic development 2021 pumped $5.1 trillion into and job training programs. the economy with stimulus Southwest Riverside County checks, increased unemployment continues to see increased insurance, PPP loans, and business investment and its emergency funding to state and economic conditions improve, local governments for items such but the EDD did note that the as emergency rental assistance businesses in the region face programs. challenges such as hiring new workers and retaining and Unlike the 2008 recession, which attracting workers because of high took the United States years to competition for homes that are for recover from, the 2020 COVID sale. recession was brief. Thornberg noted the U.S. Gross Domestic Keynote presenter Christopher Product, industrial production, Thornberg addressed the nation and manufacturing has quickly and Southwest Riverside’s rebounded rising to or above preeconomy now and what it may pandemic numbers. U.S. consumer look like in the next few years. spending is near pre-pandemic Thornberg noted the causes and levels and showing many differences between the 2008 households are fine financially. and 2020 recessions and how the Most higher income households government responded to both deposited their stimulus checks events. Thornberg described the and other direct payments into government’s response to the 2008 their savings and checking Great Recession as inadequate accounts. Low-income Californians and its reaction to the COVID-19 led in spending among all other pandemic as excessive. income level households and held higher balances in their checking Thornberg provided various accounts. economic data to explain what is happening nationally and in the However, Thornberg stated Southwest Riverside region. The government public health onset of the pandemic resulted in orders shutting down businesses thousands of businesses closing disrupted services and and millions of workers losing manufacturing supply chains, their jobs, totaling $525 billion creating a spike in prices, in lost income. However, the shrinking inventory in many federal government’s stimulus economic sectors. During the packages of May 2020 and January pandemic recession, he noted November 2021 socalrha.org | 35

national home sales dropped briefly, but spiked considerably and now is showing signs of leveling off. Building permits for multifamily and single-family homes dropped considerably in RiversideSan Bernardino Counties with multifamily construction only a fraction compared to singlefamily homes built in 2020 and 2021. Like in many US housing markets, Southwest Riverside saw a sharp rise in demand for homes as inventory of for-sale homes dwindled significantly, increasing homes prices. Home prices rose more than 15 percent between January 2019 and 2020. Government-mandated moratoriums on evictions affected rental markets in various ways. Rental markets in Los Angeles and Orange County saw nominal

declines in both rental rates and vacancy rates in. Rental rates in Riverside-San Bernardino counties rose significantly but rates remained well below the other counties making the region a popular choice among residents. Thornberg, countering the notion there will be a tsunami of evictions once eviction moratoriums end, providing data that most tenants did not miss their rental payments or paid back rent if it was owed during the pandemic. Despite the positive economic data, Thornberg remained concerned with the US and California’s future economic outlook. Inflation and interest rates are showing signs of spiking higher because of the federal government’s stimulus packages. Inflation could rise higher if the federal government approves more stimulus packages.

36 | Southern California Rental Housing Association Rental Advisor November 2021

Thornberg also was concerned with California’s existing housing imbalance and shortage of available workers. Many of California’s job markets have more available jobs than workers and many eligible workers are not rushing to enter the job market. California has the 2nd lowest ratio of homes to population among US states. California could lose more eligible workers to other states if it does not build more workforce housing. Even if California enacts more pro-housing construction laws, it will take years for California to see the impacts of those laws. Please visit https:// ucreconomicforecast.org/index. php/events-presentations/ presentation-archive/ to see Christopher Thornberg’s full presentation and other economic forecasts posted on the webpage.

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38 | Southern California Rental Housing Association Rental Advisor November 2021

SCRHA-SPONSORED SURVEY RESULTS Southern California Housing Providers Lost $3.8 Billion in Unpaid Rent Since the Start of Pandemic

Missed rental payments were experienced by half of the housing providers surveyed. Across units with sizable rental payment lapses, an average of five months of rent remains due, totaling approximately $5,000 per unit. The study found that despite the financial hardship of missed payments, property managers made significant efforts to ease tenant obligations and keep renters housed. • 53% of housing providers negotiated temporarily reduced rental rates • 47% of housing providers agreed to waive late fees and penalties • 32% offered a payment plan • 15% removed the penalty for early lease termination • 11% offered rent forgiveness Impact of Eviction Moratoriums More than 8 out of 10 housing providers surveyed said the federal and state moratoriums had the unintended effect of incentivizing renters without income losses to stop paying rent – creating an immediate financial burden for property

owners, delaying much needed maintenance, and building a larger financial backlog for residents to make up now that the policies have ended. Rental Assistance Programs After rental assistance programs were introduced, many housing providers tried working with residents to fill out the necessary paperwork. Nearly half of the housing providers surveyed experienced considerable difficulty getting cooperation from tenants in securing rent relief. When they did receive it, it was – on average – less than half of the rent due. A majority (55%) of housing providers received funds from one of the following programs: the County of San Diego COVID-19 Emergency Rental and Utility Assistance Program; the City of San Diego COVID-19 Housing Stability Assistance Program; the City of Chula Vista’s Emergency Rental Assistance Program; and the County of Riverside United Lift Rental Assistance Program. Across all programs, the major complaint from landlords involved the slow or burdened disbursal of funds.

What can be done to enhance rental assistance programs and processes for residents and housing providers in the future? The study revealed the need for numerous improvements: • Enhance web design • Shift the application filing to landlords • Simplify application procedures • Raise income limits • Accelerate fund disbursement • Improve communications • Strengthen fraud protection An Encouraging Outlook Southern California fared better than many other areas nationwide and the research indicates the financial outlook for the region is improving. Since March of last year, 86% of San Diego County tenants and 84% of Riverside County’s paid their rent. Falling unemployment has strengthened tenants’ ability to catch up on or continue making rental payments.

Visit socalrha.org to read the complete survey and follow @socalrha on social media for updates and news coverage! November 2021 socalrha.org | 39

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

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

Welcome New Members INDEPENDENT OWNERS 4512 Upland Street MLA, LLC 4DEVSD LLC Allan Divinagracia Cameron Matson Company Danny Diep Company Dax Beno Company Don Jose Properties, LLC Elizabeth Cardosa Co GMAG INVESTMENT LLC Golden Girls at MPM Realty

JWC Lindsay Connolly One Creative Partners LLC Paiano Stirling Paiano Presidio Villa Apartments Ronald Entzminger Company Royce Kam Company SONOproperties THAI LYNN LLC Zaida Escalante Company

SUPPLIERS Alliance Environmental Group, Inc. Domuso InterSolutions Nortek Security & Control WasteXperts, Inc.

PROPERTY MANAGERS Arrive Mission Valley Book and Ladder Parkway Club | Bridge Property Management

November 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/preferred-partners for details!

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of November and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. Cassidy & Associates Real Estate Inc. 1969 John F. Cihak Company 1993 Michael Boardman Company 1969 John F. Cihak Company 1993 Washtek, Inc. 1970 Betty Kern Company 1995 Stefan Hoffer Company 1974 Vaclav Koci Company 1995 Robert Neill Company 1975 David J. Hay 1996 Robert and Linda Lofgren 1975 Irene Jackson Company 1996 D.L.B. Realty, Inc. 1975 NB Properties, Inc. 1996 Patrick F. McMillin, CPM 1977 Cameron Brothers Company LLC 1997 Simplicio C. Villanueva Company 1977 Diamond Apartments 1998 Herbert Baker Jr. Company 1977 Lyon & Lyon, Inc. 1998 Villa Pacific Properties 1977 Susie and Jim Uribe, Owners 1999 Steve Schmidt & Company 1978 James and Vicki Forster 1999 Joyce Peterson Company 1980 R & V Management 1999 Baldwin Moore Realty 1980 Rohn Properties Management 2000 Mike Spears Company 1984 Karen Virtue Company 2000 Frances Harvey Company 1986 La Paloma Apts. 2001 AJ Properties 1986 Rodney Smith Company 2002 John B. Harris 1987 Fred and Jan Fogerty 2005 Tamara Kabban-Miller 1987 Wood/Saukkonen 2005 Gurley N. Sellers, III Company 1989 Mary Jane Dunn Company 2006 Assurant Specialty Property 1991 Blossom Court Apartment 2006 Michael Weinrick Company 1991 Dean Freeman Company 2008 Hobrock Enterprises LLC 1991 Matthew and Sheila Gleason 2009 Serge Decorte Company 1991 Pedro Ferreira Company 2009 1993 Michael Glickstein Company

*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 November 2021 socalrha.org | 43

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

Generation Contracting and Emergency Services Inc. BRONZE SPONSORS

Chase Bank-Kristy Blair Team

socalrha.org 44 | Southern California Rental Housing Association Rental Advisor November 2021

Landlord/Tenant

Questions and Answers Q

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

A tenant gave a 30-day notice of move out on the 10th of the month and turned in his keys to the owner 5 days later on the 15th. Is he still liable for the balance of the rent owed?

Yes, the tenant still owes for the 30-day notice period, minus amounts that can be collected from a replacement tenant. The landlord has to make a diligent effort to relet.

Our tenants were supposed to move out in two weeks. However, the house they were moving into is not completed and they need to stay for another fifteen days. I have no problem with this, but my question to you is what if they do not vacate on time?

You should have them sign an agreement to vacate

on a specific date so if they fail to vacate you can immediately proceed with an action for unlawful detainer.

When you return a security deposit disposition to the vacating tenant, what is the statute of limitations if they do not agree with the deductions and wish to sue in small claims court?

If your rental or lease agreement was in writing, the statute of limitations is four years. If the agreement was verbal, it is two years. The time starts to run from the date of the alleged breach.

My renter was walking down the stairs carrying bags of groceries and fell and broke her wrist. Can I be sued and a judgment obtained against me?

You would only be liable if you were negligent in the way you maintained the stairs and your negligence caused the injury.

Our window was broken by a ball hit by the tenant of a neighboring property. They admitted they owed me for a new window but moved away before I could collect on it. Is the owner of the property responsible because it was their tenant?

The owner of rental property is not normally responsible for the unforeseeable acts of their tenant. In order for the owner to be liable, you would have to prove that the owner knew or should have known his tenant would have caused physical damage to your property, and the owner failed to take reasonable steps to protect your property from harm. November 2021 socalrha.org | 45

I have a resident who was just put in a detoxification clinic. Her sister wants me to allow her inside to remove all of her personal possessions and move her out because she says the resident is not planning on returning. What can I do to protect myself from being sued by the resident because someone took her belongings and management re-rented the unit?

the resident is intending to vacate the unit that should also clearly be stated in writing by the resident.

Under California law, the sister has the legal right to access the unit only if your tenant or a court grants that right to the sister. Therefore, any family member who wants inside should provide written authorization from the resident, or power of attorney allowing them to enter the unit, or a court order. Make sure the signatures match or require a notarized statement and check identification. Likewise, if

I am an on-site manager and I am upset because I was tape-recorded without my knowledge or permission by someone who was "shopping" the apartment community. Is this legal?

California Penal Code §632 prohibits electronically recording “confidential” conversations without the consent of all parties to the conversation. A conversation is “confidential” when a party to the conversation reasonably expects that the conversation is solely between the conversing parties, and they will not be overheard or recorded. However, there is no violation in cases where the expectation of privacy does not exist, such as telephone answering devices. Violation of this law may result in criminal fines and/or jail time. In addition, the recorded party may bring suit against the violator for the greater of $5,000 or three times the actual damages suffered, for each violation.

46 | Southern California Rental Housing Association Rental Advisor November 2021

My understanding is that unlawful detainer actions remove the tenant from a specific rental unit. My contention is that the tenant is also not allowed anywhere on the premises of the common areas of the premises after an eviction. Frequently the evicted tenant hangs around the premises and causes additional problems out of spite. What can be done and what are my legal rights as owner?

If an evicted tenant returns to the common area of the rental property without invitation by any of the current residents, or without your permission or consent, he or she is trespassing. The common area of the apartment community is under the direct control of the owner and manager, and anyone present without authority or consent is guilty of trespass.

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

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• Crack & Chip Repair • Plumbers Cutouts • Terrazzo Pans • Complete Support & Cutouts November 2021 socalrha.org | 47

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48 | Southern California Rental Housing Association Rental Advisor November 2021

Durable Renovation Protect Your Projects to Rental Property

Rental properties have been in high demand for the last couple of years, and many landlords are looking for ways to ensure their properties last longer and look better. These steps can allow you to rent for more, and save money and work updating and renovating the rental between tenants. Of course, every property is different: but longevity should be built into all of them. Why Durability Matters in Rentals Some newer landlords may not see all of the use you can get out of durable materials, but any landlord that’s updated and cleaned or painted a property between several tenants can attest that it’s vital. If the parts of your property are built to last, like better insulation or newer house siding options, and are attractive and easy to maintain: more people will want to rent here. Ensuring the property can hold up against any

daily wear and tear and that it can still look great while going through it will save you a lot of work and money in the long run. Garage Door Replacement A broken or older garage door is a maintenance call waiting to happen. Not only does an older garage door affect how secure someone feels in the property, but it can also allow water into the garage, causing damage to both the tenant's possessions and to your property itself. Balancing a new garage door’s cost against the expense of having to replace or update the inside of the garage after a particularly nasty storm will show you which is the winner. The average garage door can last between fifteen to thirty years, so consider when yours was last updated. Semi-Gloss or Satin Paint Although most tenants are careful with the walls in their rental, even just moving out can cause scuffs

By Ryan Shure and scrapes to walls. Also, if you use less expensive paint, small bumps can tear up the paint or go right through it, creating the job of having to repaint the entire room so that it's all one color. Semi-gloss and satin paint last longer and are easier to clean and get rid of scuffs without it being obvious. They're also far less absorbent to materials like oil, which makes them ideal for kitchens and laundry rooms. Updated Engineered Hardwood Flooring The floors in your rental should be built to last above all other items. These are walked on every day, and a poor decision could lead to dented or dirty floors. Carpet is fine for bedrooms, but it's a better choice for faux wood flooring throughout most of the home. Not only will engineered hardwood hold up better against scraping or scratching, but it also allows you to make the entire interior look more modern. Of course, you should still go with a color that November 2021 socalrha.org | 49

matches the interior, but this type of flooring should be your top choice. Storm Proof Windows and Doors Windows are incredibly expensive to replace, and a broken one can lead to injuries. Older windows can also be problematic if renters realize their heating and cooling bills are so high because the windows aren't insulated. A better choice is to go for stormproof windows and doors. These will protect the interior from the constantly changing weather patterns and will ensure that no accidental footballs hitting the window, or harsh storms, will lead to a maintenance request. You can also sell these as a perk to tenants to let them know it's better for energy efficiency. Fantastic Updated Roof How updated is your tenants'

roof? If you're between tenants and the roof is coming to an end, now's the time to update it. A new roof is a great aesthetic selling point, but it also allows tenants to know that you're taking care of the property, and they won't have to worry about an interruption in their life like having you replace the roof a year or two into their moving in. Good slate roof shingles will ensure the roof lasts for many decades and looks good doing it. Gutter Guards for Your Roof A large part of maintenance on many properties is cleaning the gutters one to five times in the fall. If leaves and debris build up within the gutters, it can quickly lead to roof issues, the gutters not functioning at all, and possibly flooding depending on how the water falls from your roof.

50 | Southern California Rental Housing Association Rental Advisor November 2021

Gutter guards ensure that nothing gets caught in your gutters and that the water goes away from the house, where you want it to. This great renovation decreases how much maintenance you have to do and saves your home from other risks. Building a Property to Last Is an Investment The better you build and update your rental property: the more it will pay off in the long run. It can be expensive to put these updates in: it’s worth it for how much good it can do for your property. Ryan Shure is an editor for the Innovative Building Materials blog and a content writer for the building materials industry. He is focused on helping fellow homeowners, contractors, and architects discover materials and methods of construction that save money, improve energy efficiency, and increase property value.

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing .

.........................................................(760) 400-8179 D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management......................

...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 November 2021 socalrha.org | 51

Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shapell Properties, Inc..............(323) 988-7590 Shore Management...................(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768

T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. (951) 894-2439 W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

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

SECURE RENTAL FORMS

BlueInk BlueInk offers special pricing for SCRHA Members. This gives you access to SCRHA forms in a digital format with electronic signature capabilities. InfoLink Resident Screening Offers comprehensive, timely, and accurate information about your applicant, while keeping you compliant with all legal requirements.

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

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

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

Advertising & Marketing

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

Cable Television

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

Carpet Cleaning

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

Carpet Sales & Flooring

America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 Domuso..................................................... (916) 849-9853 J & C Carpet Company.......................... (619) 498-1424 KJ Carpet Wholesale.............................(909) 455-0180 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

Air Conditioning

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

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

Apartment Brokerage/Sales

Coin-Operated Laundry Equipment

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

Appliance Leasing

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

Appliance Parts & Repair

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

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

Backflow Testing

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

Banks

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

Bathroom Refinishing

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

Bathroom Remodeling & Refinishing

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

Deck Coating

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

Drain & Sewer Cleaning

Electrical Contractors

Bee Removal

Electronic Key Access

Blinds

Emergency Service Flood/Fire

Grace Hill, Inc......................................... (404) 895-9570 Kennedy Electric.................................... (619) 582-6568 KeyTrak, Inc............................................ (888) 539-8725

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

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

Brokerage

Employment Agency

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

Cabinet and Countertops

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

Fire Equipment Sales & Service

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

Fitness Equipment & Sales

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

Flood Damage

Bonded Inc.............................................. (858) 576-8400 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

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

General Contractors

Heating & Air Conditioning

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

Bed Bug Services

Boiler Repair

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

Courtesy Patrol

Education

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

Financial Services

Designer Quartz....................................... (213)516-9223

Countertops

Bathtub Liners

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

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

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

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

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

Exterminators

Floor Coverings

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

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

Construction and Remodeling

Construction Management

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

Evictions

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

Attorneys-At-Law

Asphalt & Asphalt Maintenance

Alliance Environmental Group...........(626) 633-3500

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

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

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

Environmental Studies

Collections

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

Appliance Sales

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

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

Environmental: Asbestos/Lead/ Mold

American Technologies Inc ★●▲....... (619) 458-5979 CVE San Diego (Environmental)......... (619) 323-6330 FACS ★●▲................................................(510) 266-4600

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

November 2021 socalrha.org | 53

Leak Detection

Property Management Software

Submetering / Billing Services

Lenders

Purchasing

Surface Repair

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

Locksmith

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

Maintenance & Repair

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

Ratio Utility Billing Systems

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

Real Estate

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

ACI Apartments...................................... (619) 299-3000 Nodard Investments Inc....................... (619) 742-9269 Voit Real Estate Services................... (858) 453-0505

Maintenance Supply

Remote Video Monitoring

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

Market Research

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

Renovations & Remodeling

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

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

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

Towing Services

Mold Inspections & Remediation

Renters Insurance

Trauma Scene Clean Up

Repiping

Water Conservation

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

Mystery Shopping

Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368 Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

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

Reputation Management

Paint Manufacturers & Supplies

Resident Retention

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

Painting

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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

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

Pest Control

ATCO Pest Control................................ (415) 898-2282 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 Intersolutions........................................... (619) 804-2554 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

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

Resident Surveys

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

Roofing

AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 Guardian Roofs Energy Solutions........(714) 633-3619 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Sanitization & Disinfecting Services

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

Western Towing..................................... (619) 297-8697 BIO-ONE - Poway/Oceanside/Chula Vista..................... .................................................................... (858) 261-4527 Livable ★●▲............................................. (877) 789-6027

Water Damage Restoration

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

Water Heaters

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

Window Coverings

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

Windows

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

Security 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

Bald Eagle Security Services, Inc........(619)230-0022 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

54 | Southern California Rental Housing Association Rental Advisor November 2021

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

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

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

ADVERTISER Index 1031 Exchange 34 1031 Capital Solutions (800) 445-5908

Property Management Software 26 Yardi (800) 866-1144

IBC Kay Properties & Investments LLC (855) 899-4597

37 AppFolio (866) 648-1536

Bathroom Remodeling 47 American Bathtub Refinishers (619) 265-9200

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

Coin-Operated Laundry Equipment 12 WASH Multifamily Laundry Systems (858) 279-1234

Tenant Screening 48 Infolink Resident Screening (888) 762.7313

Concrete Services 8 Precision Trip Hazard Removal (760) 658-6116

Towing 36 Western Towing (619) 297-8697

Deck Coatings & Waterproofing 36 Life Deck Coating Installations (619) 262-8600

Utility Billing System 12 Livable (877) 789-6027

Electrical Contractors 22 Kennedy Electric (619) 464-6568

Windows 20 Newman Replacement Windows (760) 764-4553

56 | Southern California Rental Housing Association Rental Advisor November 2021

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

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

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CHAR WALGRELOTTE

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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

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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

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

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

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Southern California Rental Housing Association Rental Advisor Magazine - November Issue

Articles inside

Durable Renovation Projects to Protect Your Rental Property

Southwest Riverside County Economic Forecast

ADU PERMITS AND THE CITY OF SAN DIEGO: An Adventure Down the Rabbit Hole