RentalOwner Magazine

RentalOwner Magazine

November 2018

®

t h e

v o i c e

o f

t h e

r e n t a l

h o u s i n g

i n d u s t r y

SUE REYNOLDS 2018 INDUSTRY ACHIEVEMENT WINNER

Visit SDCAA.com for Election Updates

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

Inside This Issue:

Interview with Sue Reynolds Eviction Lockout Process HVAC Care Tips for The Winter

2019 Apartment Perspective Permitting for Success

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RentalOwner Magazine

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THE VOICE OF THE RENTAL HOUSING INDUSTRY NOVEMBER 2018

FEATURED Stories

Inside

Your Association 28-29 Honor Roll

7 21

The Lockout Process after an Eviction in San Diego County HVAC Care Tips for The Winter

23

An Interview with Sue Reynolds of Community HousingWorks

35

Recap: The 2019 Apartment Perspective A Shift In The Winds?

43 47

30 Education Calendar 37-41 Mark of Excellence 51 Property Managers Directory 53-55 Supplier Directory 56 Advertiser Index

Permitting for Success

Columns Happy SB407 Day!

Correction: Thank you to our readers who noticed the misspelling of November on the cover and in the contents page of our October issue. We are proud to have a membership that pays attention to the details. We apologize for this error and strive to do better in the future.

Thank You to Our A.S.A.P. Sponsors

3

President’s Message 4

Executive Director's Message 9

Local Legislative Update 13

State Legislative Update 17

RHC Legislative Update 49

SDCAA Travel Program

SDCAA OFFICERS President Christian Davis

President Elect Scott Cook, CPM, SVN Asset Advisory Group Vice President Kendra Morris Bork, Cambridge Management Group, Inc. Secretary Lucinda Lilley CAPS, CPM, GRI, FBS Property, AMO Treasurer Nichole Lawhon, apartments.com Legislative Steering Committee Chair John Modlin, Independent Owner Immediate Past President Christine La Marca, The Kevane Company Inc.

SDCAA DIRECTORS

Aiesha Blevins, Greystar Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company AMO Robin Duma, HG Fenton Company Mark Feinberg, Heinz & Feinberg and Law Offices of Richard C. Alter Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. Lucinda Lilley, CAPS, CPM, GRI, FBS Property, AMO Jay Lopeman, CAS, BG Multifamily Gail Miller, CPM, Lincoln Military Housing Rick Snyder, CPM, RA Snyder Athan Ranglas, R & V Management Corporation Kurt Sullivan, Douglas Allred Company Craige Walker, Independent Owner​

HONORARY LIFE ADVISOR G. Wesley Harker

RentalOwner Magazine

MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Advertising Marlen Descargar, Events & Administrative Assistant Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan SDCAA EDITORIAL ADVISORY BOARD Melissa Deen, Sunrise Management Company, AMO-Chair Melissa De Marco, FBS Property, AMO-Vice Chair Etta Smith, Generation Contracting & Emergency Services, Inc. Tanya Sprague, ServPro of San Diego City SW DeAnna Wilson, Conversion Logix RentalOwner Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at 858.278.8070 or visit www.sdcaa.com Advertisers - These firms are as anxious to please you as you are to patronize them. 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.

SDCAA STAFF

Alan Pentico, CAE Executive Director apentico@sdcaa.com 858.751.2213 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@sdcaa.com 858.751.2217 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@sdcaa.com 858.751.2200 Mike Nagy Public Affairs Manager mnagy@sdcaa.com 858.751.2214 Kelly Puppione Education & Events Manager kpuppione@sdcaa.com 858.751.2209 Kim Zebroski Member & Administrator Assistant kzebroski@sdcaa.com 858.751.2220

Our Address

5675 Ruffin Road, Suite 310, San Diego, CA 92123 SDCAA Office San Diego: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 sdcaa.com

Marlen Descargar Events & Administrative Assistant mdescargar@sdcaa.com 858-751-2219 Lindsey Lee Marketing Coordinator llee@sdcaa.com 858-751-2218

Christian Davis

2018 SDCAA President

T

hank you for your continued membership in the SDCAA and your support of the rental housing industry. As you know, the industry has had many battles on its hands this year.

In January, we defeated the second attempt to pass AB 1506, a bill to repeal the Costa-Hawkins Act*, only to have proponents take the fight to the ballot in the form of Proposition 10.

On the local front, we thwarted an attempt at rent control at the City of San Diego’s Smart Growth & Land Use committee in April, just in time to direct our focus to defeating National City’s Measure W; the region’s first rent control attack in nearly 40 years.

We believe the SDCAA has done an excellent job defending your investments while continuing to provide education, operational support, and other services. Like with most hard-fought battles, that has come at a significant cost to the Association.

As we fully expect more rent control proposals in the years to come, the Board of Directors has chosen to increase the base dues for each member type (Owner, Property Management Company, and Supplier Partner). This will allow the association to rebuild its war chest, provide additional support for CalRHA efforts at the state level for lobbying, and prepare for whatever regulatory struggles come our way.

We also noted that it has been several years since we had a dues increase, while the cost of doing business has gone up. We believe we have proven the value of the SDCAA and what we can do when we all stand together.

Please know that we are also dues paying members and we did not come to this decision lightly. The rental housing industry is up against very powerful interests who see your business as something that needs more regulation. We know this is not the case; but we will need your continued support to carry that message home.

Sincerely, Christian Davis, President *The Costa-Hawkins Act was passed in 1995 via bipartisan effort to halt overzealous forms of rent control coming out of Berkeley and Santa Monica, which led owners to sell off rentals and investors to build elsewhere.

The act contains three key components: 1. Prohibits rent control on any residential housing built after the spring of 1995 2. Prohibits rent control in single-family homes and condominiums 3. Allows property owners to raise rents in rent controlled jurisdictions to market rate when a unit turns over.

These simple changes brought housing development back to rent controlled cities.

November 2018 RentalOwner | 3

Alan Pentico, CAE From the SDCAA Executive Director

Rental Housing Recap 2018

A

At the time the magazine went to print, all signs look good for the defeat of Proposition 10 – The Repeal of CostaHawkins and Measure W.

If we are victorious, it will be thanks to all the contributions and dedication of San Diego County Apartment Association members. By making generous contributions to the Industry Defense Fund and SDCAAPAC throughout the year, at the Reverse Trade Show and other activities, we were able to take part in a successful campaign against a flawed proposition that would make the crisis worse.

Measure W in National City and the campaign surrounding it has been a true testament to what our industry can accomplish. Win or lose, our coalition outraised and outspent the proponents while always taking the high road.

Over the past year, the SDCAA hosted six rent control forums throughout our region to help our members understand what’s at stake if Proposition 10 passes and Costa-Hawkins is repealed. These forums combined with our editorials published throughout the region and weekly member communications helped our members understand the full scope of the legislative attacks on the rental housing industry.

It was this knowledge that helped our members actively engage in the campaign by sharing facts about Proposition 10 with friends, family, and colleagues. Whether those efforts included knocking on doors to talk with neighbors, sharing a news story or having a friendly conversation with a coworker, your time and energy made a big difference in defeating this proposition.

While many of our members were active and engaged in our campaign efforts, some members remained apathetic to the cause. We are working on engaging 4 | RentalOwner November 2018

these members in the future. Let us be clear; there will be more attacks on the rental housing industry, the fight is not over.

Help us prepare for the future by updating your member profile. Be sure your contact information is up to date and that you include emails for all employees if you have them. We need to quickly share critical information and time-sensitive calls to action the next time we are facing an industry attack.

Kudos to SDCAA’s talented staff for leading the crusade for SDCAA at this critical time.

Sincerly, Alan Pentico, CAE Executive Director

CONTRIBUTE TO The SDCAA Industry Defense Fund

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THE

LOCKOUT PROCESS

AFTER AN EVICTION IN SAN DIEGO COUNTY

© Juan Moyano - Dreamstime.com

As property managers, one of the biggest challenges we face is the eviction process. Long delays at the courthouse have made the already difficult process costlier, but the additional challenge of the lockout by the San Diego County Sheriff’s Department has also appeared to slow down the process of the eviction.

However, after a recent meeting with members of SDCAA and the San Diego County Sheriff’s Department, the challenges associated with the lockout process are understandable, and there are many ways a property manager or owner can assist the Sheriff’s Department in the task of completing the lockout.

A little background, in 2017,

By Stacy Wells, R & V Management, SDCAA Past President

the San Diego County Sheriff’s Department attempted a lockout in the Banker’s Hill area of San Diego. During this attempted lockout, a standoff with a potential active shooter occurred putting the deputies, neighbors, and surrounding homes and businesses in serious danger. Following the incident, the Sheriff’s Department reexamined the lockout process and implemented procedures to make the process safer for all those involved.

As a result of the incident in Banker’s Hill, changes to the lockout process were made and included the following: • A cap of ten (10) lockouts per day per office. There are four offices: Chula Vista, El Cajon, San Diego,

and Vista.

• Two (2) deputies from the Sheriff’s department must be present at all lockouts to ensure the safety of the deputies.

• All dates for lockouts are tentative as to not give the resident a specific date/time that the deputies will arrive for the lockout. Also, once the lockout date/time has been set with agents/homeowners, please do not pass that information onto the tenant/s.

At the end of the day, the property managers and deputies want the same thing, possession of the rental property returned to the owner in a safe manner.

Therefore, there are a few steps property managers and owners November 2018 RentalOwner | 7

© Designer491 - Dreamstime.com

can take to help make the process of a lockout safe and quick.

• A member of the Sheriff’s Department Field Division will contact the property manager the day before the intended lockout to confirm the time, ensure the property manager is ready to do the lock change, and to discuss all pertinent information regarding the residents.

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• A two-page “Eviction Instructions to the Sheriff of San Diego County” must be completed and sent to the Sheriff’s office the day before the lockout to ensure the safety of the deputies and to assist in identifying the evicted parties. Property managers should complete this form to the best of their ability with all important information filled out. This is a critical step of the lockout process.

• If you believe the resident/s is a threat to anyone, notify the Sheriff’s Department in advance.

• Be on time to the lockout. If the property manager/owner is not there, the deputies will move on to the next lockout.

• Have your maintenance personnel or locksmith ready to do a lock change. Be sure to have someone who can provide access to the property. If entry into the property is not made by deputies the lockout cannot be completed and signed over to the agent/ homeowner or their designee.

• Do not enter the apartment or take possession of the apartment prior to the lockout by the Sheriff’s department. The eviction process will be cancelled if peaceful possession is taken before the deputies arrive.

Cooperation between property managers and the San Diego County Sheriff’s Department will make the eviction process a better and quicker experience for all parties involved.

For additional information on lockouts, please visit the San Diego County Sheriff’s Department website at www.sdsheriff.net

LOCAL

LEGISLATIVEUPDATE

© Kongomonkey | Dreamstime.com

Big fight over housing to happen in 2020

By the time you read this article, you will already know the outcome of local 2018 ballot measures.

However, a larger battle over housing will be waged in 2020. If voters approve these local measures in 2020, it could have significant implications for housing in the San Diego region.

Last September, the San Diego County Board of Supervisors voted 4-0 to approve the proposed Newland Sierra Development. Newland Sierra would build 1,140 single-family, 995 multifamily units, and includes retail and commercial space, a site for a school, hiking trails and parks, and 1,209 acres of open space. The project is located northeast of the City of San Marcos along Deer Springs Road and just west of Interstate 15.

Newland’s opponents attempted numerous times to delay or stop the project. Most recently, opponents unsuccessfully tried to convince a judge to issue a temporary injunction to stop the County Supervisors’ vote. Shortly after the Supervisors approved the Newland Sierra project, opponents initiated a signature-gathering effort to require

voter approval of the project. If opponents collect 68,000 valid signatures by October 26 and are verified by the County Registrar of Voters, the measure will go before voters in March 2020. Of course, opponents may use other options to stop the project during the meantime.

Santee voters in 2020 will decide if developments in the city needing zoning changes will require voter approval. Called the Santee General Plan Protection Initiative, supporters collected about 3,800 valid signatures to place the measure on the November 2018 Ballot. Last August, the Santee City Council voted to place the initiative in 2020. Led by Santee City Councilmember Stephen Houlahan and Preserve Wild Santee’s Van Collinsworth, the initiative would amend the general plan “requiring voter approval for zoning changes that would increase the density or otherwise intensify the use permitted by law; or change, alter or increase the general plan’s land use categories.” Critics view the initiative as another attempt to block higher-density housing or large housing subdivisions from being built in Santee, such as the proposed Fanita Ranch Project. Fanita Ranch proposes to build about 3,000 homes adjacent to the Santee Lakes area. There is a concern Santee could November 2018 RentalOwner | 9

be unable to provide services, build infrastructure, or meet other financial obligations if the measure is adopted. The city hired a consultant to study the initiative’s impact on the city. The report concluded if Santee does not add more housing units it could lose millions in annual property tax revenue if the measure becomes law. Santee also could face scrutiny from the state if the city does not meet its state housing requirements.

Voters in the San Diego region will get to vote on the Safeguard Our San Diego (SOS) Countryside initiative in March 2020. The initiative originated in protest to the Lilac Hills Ranch development – Lilac Hills Ranch was a proposed1,746-home development located just Interstate 15 and W. Lilac Road. Measure B, which would have approved the Lilac Hills development, was defeated by voters in November 2016 – the county is currently reviewing a revised version of the project.

The SOS initiative would require large-scale projects built in unincorporated parts of San Diego to receive voter approval first. Proponents say the initiative is necessary because County Supervisors are too partial in approving large-scale housing developments in the rural areas of the county, such as the Lilac Hills Ranch and Newland Sierra Developments. Proponents also point out the Supervisors’ recent decision to ‘bundle’ 7 different housing developments, totaling 10,000 new homes,

into several votes is another reason why the measure must become law.

Opponents of the measure state that it is unnecessary because the County’s General Plan already has processes to address developments requiring plan amendments. Approving the measure would disrupt the project review process presently in place by requiring voter approval.

The real concern is this measure and others would exacerbate the region’s ongoing housing crisis by restricting growth and deterring development in the region. Given that the San Diego region faces a dire housing crisis, the region potentially could lose the opportunity to build thousands of more units permanently.

The SDCAA generally opposes efforts that impede housing construction and believes the region collectively increase the supply of housing to improve affordability and access.

San Diego Council Committee taking another look at a proposed update to Inclusionary Housing rules

A proposed change to San Diego’s inclusionary housing ordinance that would have required developers to build more affordable (subsidized) housing units is a getting another look before it advances to the full city council. City Council members and proponents in favor of making changes to the city’s existing inclusionary housing ordinance became concerned that the new rules could deter or stop future residential construction in the city.

Initially, San Diego City Council’s Smart Growth & Land Use Committee chaired by Councilmember Georgette Gomez was poised to support a change to the city’s inclusionary housing ordinance that would require developers to build more affordable units. The proposed changes to the city’s existing ordinance could have increased the existing inclusionary requirement of 10 percent up to 30 percent. Meaning, a builder

10 | RentalOwner November 2018

constructing a 100-unit apartment project could have been required to include as many as 30 affordable units to the project placing the project in jeopardy of not being built at all.

Instead of adopting the proposed changes, the Council Committee decided to hire an independent consultant to review the city’s inclusionary policies.

The consultant will perform 8 case studies to determine how inclusionary rules would affect those projects and if those projects would be feasible if built in different locations around the city. The study will examine how inclusionary policies affect smaller projects and at what point would smaller projects no longer be feasible because of the inclusionary policies. The study also will examine the current in-lieu fee structure and if higher in-lieu fees would produce more affordable units. In-lieu fees are what developers pay instead of building inclusionary units.

In lieu fees collected from developers go to the city’s housing trust fund to be used for the city’s affordable housing programs.

The Council Committee also recommended creating a 25-person working group comprised of various

housing interests. The working group will provide input on creating a balanced policy that will encourage the development of more affordable units without creating more onerous rules deterring growth.

The consultant, Keyser Marsten, is expected to complete the separate studies in December. The studies will be available online for 30 days after completion. The working group will examine the studies’ conclusions and create recommendations.

Councilmember Gomez hopes to have the full city council adopt a new inclusionary policy in 2019.

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California

CAPITOL NEWS As previously reported, the 2017-18 legislative session officially adjourned on August 31st. Governor Brown had until September 30th to sign or veto bills sent to him by the Legislature.

That date has come and gone, and with it, the official end of the 2018 legislative year. Below is the summary of 2018 actions taken by the Governor.

Total Bills Acted On: 1,217 Signed Bills: 1,016 83.5% of the bills were signed.

65% of the signed bills were Assembly bills: 79% Seventy-nine percent of the Assembly bills signed were authored by Democrats; 14% of the Assembly bills signed were authored by Republicans 7% of the Assembly bills signed were committee bills.

35% of the signed bills were Senate

bills: 77% of the Senate bills signed were authored by Democrats; 13% of the Senate bills signed were authored by Republicans; 10% of the Senate bills signed were committee bills.

Vetoed Bills: 201 16.5% of the bills were vetoed.

74% of the vetoed bills were Assembly Bills: 84% of the Assembly bills vetoed were authored by Democrats; 13% of the Assembly bills vetoed were authored by Republicans; 3% of the Assembly bills vetoed were committee bills.

26% of the vetoed bills were Senate Bills: 94% of the Senate bills vetoed were authored by Democrats; 6% of the Senate bills vetoed were authored by Republicans.

SDCAA faced many difficult issues this year and did so successfully.

This success happened as a result of SDCAA’s active involvement in the legislative process, the hard work of the Board, SDCAA’s legislative committee, and members who answered calls to action.

As you know, we began the year having to deal with AB 1506 (Bloom) the bill that sought to repeal Costa-Hawkins. After some very hard lobbying and a lengthy hearing in January, AB 1506 died in committee. After that, SDCAA awaited the introduction of new bills for the 2018 legislative year – and we didn’t have to wait long.

Some of the more contentious bills included: AB 2343 (Chiu) – As introduced the bill would have forced landlords to wait longer before starting the eviction process. The November 2018 RentalOwner | 13

bill would bring the wait time to 10-days when a tenant has failed to pay the rent, and 5-days when a tenant has violated the lease.

After the process starts, tenants would have an additional 14-days, instead of the current 5-days, to respond to the eviction lawsuit.

If passed there could be up to an additional 30-days added to the unlawful detainer process. This was unacceptable to SDCCA and we actively lobbied the bill. As a result, AB 2343 was significantly amended to extend two deadlines associated with the eviction process. First, this bill specifies that, when given a three-day notice to pay rent, perform other covenants of the lease, or get out, tenants have three court days to comply, rather than just three calendar days. Second, this bill establishes that a tenant has five court days to file an answer to an eviction lawsuit, rather than just five calendar days. The bill was signed by the Governor.

AB 2364 (Bloom) - chipped away at the Ellis Act and would triple the amount of notice owners must

give tenants before using the Ellis Act. Currently, landlords must give most tenants four months’ notice. Under AB 2364, the notice requirement would expand to one year. SDCAA was opposed to the proposed changes. The bill died in committee.

does not create a new tenancy with the third party.

• Specifies the language of a form acknowledgment that landlords may, but are not required, to provide for use by third parties when rent is tendered to a landlord on behalf of a tenant.

• Provides that failure by a AB 2925 (Bonta) – SDCAA third party to provide a signed opposed – sought to apply “Just acknowledgment to the landlord Cause” eviction law statewide. or landlord's agent shall void SDCAA vigorously opposed the bill. the obligation of a landlord or It also died in committee. landlord's agent to accept a tenant's rent tendered by a third AB 2219 (Ting) - SDCAA Support party.

– Requires landlords to allow • Allows a landlord or the a tenant to pay rent through a landlord's agent to require a third party, subject to specified signed acknowledgment for each limitations. Specifically, this bill: rent payment made by the third • Requires a landlord or party, and to agree with the third landlord's agent to allow a tenant party that one acknowledgment to pay rent through a third party, shall be sufficient for when the except there is no requirement to third party will be making more accept the rent payment tendered than one rent payment during a by a third party, unless the third period of time. party has provided a signed • Clarifies that none of these acknowledgment stating that provisions shall be construed to they are not currently a tenant of require a landlord or landlord's the premises for which the rent agent to enter into a contract in payment is being made, and that connection with a federal, state, or acceptance of the rent payment local housing assistance program, including, but not limited to, the federal housing assistance voucher programs under Section 8 of the United States Housing Act of 1937 (42 United States Code (U.S.C.) Section 1437f).

• Clarifies that none of the above provisions enlarge or diminish a landlord's or landlord's agent's legal right to terminate a tenancy, nor are intended to extend the due date for any rent payment or require a landlord or landlord's agent to accept tender of rent beyond the expiration of the 3-day period to pay or quit under Code of Civil Procedure Section 1161(2).

• Clarifies that none of these

14 | RentalOwner November 2018 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

provisions shall be construed to prohibit the tenant and landlord or agent to mutually agree that the rent payments may be made in cash or by electronic funds transfer, so long as another form of payment is also authorized that is neither cash nor electronic funds transfer.

• Provides that a waiver of these provisions is contrary to public policy, and is void and unenforceable.

The bill was signed by the Governor SB 1427 (Hill) – Would have required landlords to accept Veterans Affairs Supportive Housing (HUD-VASH) vouchers and prohibit discrimination in housing accommodations based on military or veteran status. SDCAA took a support if amended position on the bill requesting that it apply only to landlords who already accept Section 8 vouchers.

Public Housing Authorities (PHAs) – the entities that administer housing assistance programs such as HUD-VASH – lack the resources and funding to efficiently administer the Section 8 program. They note that because PHAs are required to certify that any potential rental units are inspected to ensure that they meet certain basic health and safety criteria, this inspection process could lead to delays in renting a unit, and thus lost revenue for landlords and property owners.

Additionally, if any deficiencies are discovered in the inspection process, then repairs to the units would need to take place before it could be rented to a HUD-VASH voucher recipient, ensuring

further delays.

Under SB 1427 property owners would have to adhere to all of the program’s rules and regulations regardless of their desire to participate in what is a voluntary program. The bill would force owners to contract with the federal government, whether they want to or not.

SDCAA suggested amending the bill to require those landlords that already accept Section 8 vouchers to accept HUD- VASH vouchers since they have already gone through the certification process and meet all the PHA’s criteria for participation.

We also noted that SDCAA continues to actively support regional efforts to house the homeless. In 2016, SDCAA established a goal to encourage

members to help house 200 homeless veterans. Since then, SDCAA continues to partner with local government, housing authorities, community organizations and more to assist in efforts to get homeless individuals and their families into a stable environment.

To accomplish this task, the San Diego Housing Commission provides incentives for landlords with properties in the City of San Diego. Incentives include preinspections of units; payments of $500 for the first apartment rented to a homeless family or individual and $250 for each additional unit; a contingency fund to help landlords cover expenses upon move-out; and more. We believe this is a better approach then forcing landlords to participate in a voluntary program in which they may not want to participate. The

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This bill would add veterans and military personnel as a protected class under the Fair Employment and Housing Act. It also prohibits landlords and property owners from refusing to accept federal Veterans Affairs Supportive Housing vouchers as a source of income for payment of rent.

We should support our veterans and military personnel, but this bill goes too far. Specifically, it forces landlords and property owners to take part in what has always been a voluntary federal program with numerous requirements. These include registration with a local housing authority, participation in training, property inspections and modification of leases to conform with federal

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any identified repairs to be made within a designated timeframe and provides penalties for building owners who do not complete the required repairs.

SDCAA is still concerned with some aspects of the bill regarding the exclusion of some inspectors from doing the work and that a licensed contractor cannot bid or do the work if they do the inspection. Signed by the Governor AB 1919 (Wood) makes changes to existing price gouging laws with regards to rental housing during emergency declarations.

Under California law, it is illegal for a business, person, and entity to increase the price of products and services more than 10 percent during a state of emergency declared by the President of the United States, Governor, or authorized county or city official.

This bill would make it illegal to increase the monthly rental price advertised, offered or charged for residential housing to an existing or prospective tenant by more than 10% greater than the rental price advertised, offered, or charged by that person, business, or entity within 30 days immediately prior to the date of the proclamation or disaster.

SDCAA understands the reasoning for the bill, but expressed concerns because while it clarifies certain aspects of current law, restricting the ability of landlords to evict during declared emergencies for legitimate reasons when the tenant is not directly affected by the emergency should not be allowed.

RENTAL HOUSING COALITION LOCAL LEGISLATIVE UPDATE Palm Desert fails to ban smoking in Affordable Housing Communities

The Palm Desert City Council failed to agree on a smoke-free policy for the city’s affordable housing properties – in a 3-2 vote the city council defeated the proposed policy. The council will revisit the policy again in November in hope of reaching a compromise.

In 2014, Palm Desert’s Housing Authority adopted a smoke-free policy for its affordable housing properties that are 30 or fewer units, new properties, or recently rehabilitated units. Properties with 31 or more units would have to be 70-80% smoke-free.

Residents could smoke only in designated smoking areas or units designated for smoking. All new residents would have to be non-smokers, but some residents already living on the properties would be allowed to smoke.

The city council wanted to update the policy because of new government regulations. Housing officials say the new policy was trying to be consistent with new government guidelines. The government guidelines added more areas where smoking is prohibited on the property. The new non-smoking policy would require tenants to smoke off the property. Tenants

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caught smoking on the property could face eviction.

The councilmembers who voted against the policy were concerned that tenants caught smoking on the property could face eviction. Councilmembers voting against the smoke-free policy believed it was too restrictive and that tenants should not be punished for doing something that is legal. For now, the 2014 non-smoking policy remains in effect until a new policy is adopted.

The compromise policy is to go before the city council in November. The compromise will include an exemption for properties with 150 units or more – those communities will include a designated smoking area that is next to the community pool.

Palm Springs moving forward with new Council District System On October 4, the Palm Springs City Council gave tentative approval to a plan that would establish council districts in the city. The plan would establish five new council districts with the position of the mayor being rotated among and elected by council members each year. If the plan and maps are finalized in December, Palm Springs will have the first round of district elections in 2019.

November 2018 RentalOwner | 17

The City Council had the choice of either accepting a fourcouncil district system with the position of Mayor remaining a separate office elected by a voter majority or modified to a fivecouncil district system with the rotating Mayoral position. Under the approved model, the city council would choose the Mayor rather than have a mayor elected by city residents. Residents in each district would elect their Councilmember my majority vote.

The City Council held its first public hearing on October 18 to review several sets of proposed council district maps. The proposed district maps were configured on socio-economic demographic data collected by the city’s demographer and reviewed by ad hoc Community Working Group to ensure each district map would adhere to California’s Voting Right Act. The city held Community Engagement Forums on October 23, October 29, and November 5 to get public feedback on the proposed district maps. The City Council has scheduled public hearings on November 15, November 29, and December 5 to get more public feedback and eventually finalize the district maps. The council hopes to select and approve the final district maps in its final meeting on December 19. District elections will happen in November 2019.

For information regarding the Palm Spring’s district election process, mapping tools and instructions, meeting schedule, and other information, please visit http://bit. ly/2MrHpgy.

18 | RentalOwner November 2018

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Care Tips for the Winter As winter rolls around, temperatures drop, and HVAC systems across the country start to heat up. The colder it is outside, the harder our heaters have to work to keep our spaces warm.

The better our HVAC systems work during colder months, the lower our winter energy bills are (and the lower our chances are for needing HVAC repairs). In this guide, we cover several HVAC care tips you can follow to keep your HVAC system in tip-top shape for the colder temps ahead.

Invest in a Programmable Thermostat One of the best ways to ease the strain on your heater and save money on heating bills during the winter is to invest in a programmable thermostat.

Programmable thermostats allow users to set exact temperatures inside their spaces for each time of day. With a programmable thermostat, you can choose to run the heat while you’re at home and keep things a bit cooler while you’re elsewhere. This feature will stop your heater from spending precious energy heating an empty space. In turn, this will increase your heater’s longevity and decrease your monthly heating bills.

Change Your Air Filters Regularly All HVAC systems use ducts and vents to distribute climatecontrolled air across an indoor

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space. Over time, these air conduits can get dirty. Air filters, filter climate-controlled air before it enters the rooms in your living space. It’s your filters’ job to take the dirty contents out of the air — so by nature, your filters themselves will get dirty. The dirtier they are, the less climatecontrolled air will pass through them. A sufficiently dirty filter will force an HVAC system to work overtime to blow enough climate-controlled air into a space to cool or heat it. By cleaning and changing your air filters regularly (generally, once each season), you can take the strain off your heating system and your wallet by improving overall efficiency.

best ways to limit heat escape in your space is to have your attic or ceiling crawl space insulated.

Have Your HVAC System Inspected After taking the above steps to care for your HVAC system and improve energy efficiency during the winter, the last (and perhaps best) thing you can do is schedule a professional inspection and tune-up for your HVAC system.

Having your heater inspected by a professional can tip you off to problems you may never have noticed otherwise. It can also help you catch these problems in their early stages, saving you hundreds to thousands of dollars on costly repairs and replacements.

Likewise, a trained professional can give you additional tips on how to maintain your HVAC system and improve energy efficiency overall.

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AN INTERVIEW WITH

SUE REYNOLDS

Sue Reynolds sets the Mark of Excellence for Industry Achievement in 2018. Her dedication and passion are shown not only by her impressive experience but also through the mementos that decorate her office from the many families that she has helped over the years.

When did you first start out in the industry?

I’m a “houser,” as the Community HousingWorks softball team used to be called, to the bone.

But my origins in the apartment world are a bit unusual – I started out as a volunteer in the Columbus Tenants Union when I was an undergrad at Ohio State University, doing tenant rights workshops for tenants who were

worried about conditions and security deposits and evictions. I never imagined back then that I would end up on the apartment owner side, leading Community HousingWorks (CHW), the nonprofit developer and landlord to some 10,000 people in more than 3,300 apartments statewide.

I went on to study urban and housing policy in graduate school in New York City. I was a bit of a numbers geek, and I wanted to understand how apartments and development really worked. I was frustrated that the academic real estate development courses at the Columbia Business School couldn’t tell me the practical stuff that I needed to know. So when I got a chance to learn about practical housing development

from a national training program for nonprofit affordable housing developers, I was all in! Before I knew it, I was a financial consultant to some of the first nonprofits using the federal lowincome housing tax credit, closing my first deal at midnight New Year’s Eve 1988. When I moved to San Diego shortly afterward, I first worked for the San Diego Housing Commission and then did financial consulting for nonprofit affordable housing projects, until I joined Community HousingWorks as its CEO in 1997.

What led you to get involved?

November 2018 RentalOwner | 23

My first summer job at 18 was in a grassroots nonprofit in a very diverse, very low-income neighborhood next to our downtown. I met kids and adults with enormous potential, trapped by bad housing conditions (my paintbrush broke through a fascia board) and a lack of hope. I saw them coming together to change that reality and I was hooked.

Transforming the possibilities of low-income people and people of color and urban neighborhoods became a core commitment of my life. And creating quality, stable, affordable apartment homes became my way to make a contribution to that social justice cause.

People outside the apartment industry might ask, what does housing have to do with social justice? But folks who own and

build apartments know tenants, so we know that home is where it all starts – or not. Bad housing conditions create asthma or worse. Paying more than half your income for rent means you’re skipping meals or prescriptions.

Overcrowding and moving too often disrupts kids’ school achievement and their futures.

Those of us whose organizations talk to tenants every day get big glimpses of the ways social injustice and housing intersect.

It takes many forces to break out of poverty or to age with dignity, and without a stable, quality home with access to opportunities, it’s very hard to do either. At its most extreme, when we don’t address the larger need for more homes in San Diego, rents keep going up, and our most fragile neighbors lose the game of musical chairs and get pushed into homelessness.

Where do you see the industry heading in the next three to five years?

Headlines, lots of headlines, controversies, and legislative and initiative battles. The apartment industry has never been more at the heart of public and family discussion than it is today. Our state and

24 | RentalOwner November 2018

local governments have neglected housing creation, apartments, and single-family homes alike, for decades, and those decisions are coming home to roost in a persistent and stubborn housing affordability and availability crisis.

What do you see as the biggest challenges facing the industry?

Two big ones. Our housing markets are broken. There is enormous unmet housing demand at the middle-income level that is not being met. Meanwhile, homeowners who are already comfortably housed are often fiercely opposed to increasing the development of homes or apartments in their areas, particularly anything that looks different than what’s there now, and they are very politically influential. The public policy solutions to these challenges will take a long, long time before there’s enough supply to soften the prices. So, the government is going to be under increasing pressure to create a short-term “fix” to the crisis of price and affordability. And the second huge long-term challenge to the industry is construction and maintenance. Let’s just skip past today’s scary sky-high construction and materials costs.

The scary long-term challenge is labor. We just don’t have enough young people going into occupations that require work with their hands, and it takes years to create the construction and maintenance craftspeople that we need. The sector can speed up the innovation of construction methods – more modular, more panelized construction. But we can’t function without a construction and maintenance

labor force. This problem is just starting to get the industry and elected official attention it needs.

Who are local peers that you admire and have helped you grow?

Rent-restricted affordable housing is a tiny part of the local apartment industry, so many of the peers I have tried to emulate are actually elsewhere. Locally, I have learned a lot from the values-centered, strategic focus that Mike Neal has created at H.G. Fenton, from the leadership of Sun Country Builders owner John Ahlswede, and from the procedural discipline of Dan Epstein’s ConAm’s operations.

Tell us about some of your leadership innovations, responsibilities, and accomplishments.

I inherited an innovative organization and have continued that proud tradition with many firsts.

• We initiated the first local successful effort to eliminate family homelessness when our HOGAR program relocated 80+ farmworker families living in North County canyons into apartment homes, and no homeless families with kids replaced them.

• In 1997, when the fear of AIDS and its sufferers was still rampant, Community HousingWorks partnered with the city of Oceanside to create the County’s first supportive apartments for people with HIV and AIDS. • In 2007, Community HousingWorks opened SOLARA, the first apartment community in California to be wholly powered by the sun. That year we won

one of the Urban Land Institute’s treasured Best of the Americas awards.

• For nearly 15 years, CHW included nationally recognized loans and coaching for first-time homebuyers among our programs.

Through us, 1,300 San Diego families bought their first home, and more than 5,000 homeowners avoided the worst effects of foreclosure during the Great Recession.

• CHW bought and successfully rehabbed Winona Gardens, one of San Diego’s worst slums that was being informally run by the Somali refugee community when the larger industry was afraid of the physical rehab challenges, the onsite mosque, and that refugee community. Over fifteen years later, this successful community continues to be a strong producer of college graduates as the renamed Bandar Salaam – place of

Community HousingWorks combines public and private support to develop and own affordable, rent-restricted apartments that forge stronger futures for our residents: lowwage working families, seniors, and people with disabilities. I joined Community HousingWorks as its CEO in 1997, when it owned 300 apartments. Since that time, Community HousingWorks has developed, or acquired and rehabbed, an additional 3,000 additional rent-restricted affordable apartments, here and statewide. We also offer services through our own staff and partners that help our 10,000 residents leverage their home stability and reach their other goals for next-gen success, financial well being, and health and wellness.

November 2018 RentalOwner | 25

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• Even as the region emerged from the financial crisis in 2012, many CHW apartment residents had a tougher time rebounding.

In response, we created an eviction prevention program that continues to save the tenancy of 95% of its participants. And our nationally recognized Study Starts program supports third-grade reading level success for hundreds of children every year.

• Our bold financing approaches have preserved the affordability of over 1000 threatened affordable apartments here and throughout California.

• In 2017 Community HousingWorks completed construction of North Park Senior Apartments, which is just the seventh affordable and LGBT affirming senior community in the country.

Organizationally, I inherited one merger and took us through a second merger. I invested in Community HousingWorks’ build-up of our innovative homeownership lending and coaching approach and then spun off those homeownership programs to another nonprofit, Springboard, so that those innovations could go national in scope. Geographically, I have grown Community HousingWorks from a North County organization to a county-wide organization to a statewide organization.

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What accomplishment makes you most proud?

Being a developer and owner is a little like being a parent – you really don’t want to admit that you have either favorite children or favorite apartment communities.

So growing Community HousingWorks from 300 apartments to 3,300 so far, has to be my proudest accomplishment – and creating a brave and innovative nonprofit of talented board members, volunteers, and staff, people willing to take big risks and change to meet the needs of our community.

What motivates you to come back every day, ready to do more?

The same thing that got me started – the untapped possibilities in people. The potential and talent of the board, staff, and volunteers that I work with, every day. But most deeply, the possibilities that can blossom when the residents that we serve live in a stable home. Sandy, the senior who told us how she got to bake her first cake with her five-year-old granddaughter in her new home at our Mission Cove Apartments, after two years living homeless in a van with her husband. All the mothers and fathers and teens who’ve worked and gone to school and earned more money and changed the next generation, because our Community HousingWorks affordable apartment supported their possibilities. And what drives me too, is how much more is needed – how so many conversations these days, whether with a business owner or a Lyft driver, bring me back to people’s hunger for an affordable home in our beautiful San Diego.

November 2018 RentalOwner | 27

Congratulations to Our 2018 Designees

Michelle Alcasid Tina Angel Jennifer Bartosh Yesenia Lucero Shanna McFaddin Veronica Nava Maria Ryden

Linnea Botsford Julia Gutierrez Jennifer Woods

28 | RentalOwner November 2018

Michael Sprague Sr.

Chad Hallin Cervantes Lee

Armando Aparicio William Cable Carlos Fernandez Nicholas Orton Juan Quintal

CELEBRATING 1969 John F. Cihak 1970 Betty Kern 1975 David J. Hay 1975 Irene Jackson 1976 Deborah Gerlach 1977 Cameron Brothers Company LLC 1977 Diamond Apartments 1977 Susie and Jim Uribe, Owners 1978 Hans Iliew 1978 Janice Zamudio 1980 R & V Management 1985 G & Y Properties LLC 1987 Fred and Jan Fogerty 1991 Matthew and Sheila Gleason 1991 Blossom Court Apartment 1991 Dean Freeman 1993 Cassidy & Associates Real Estate Inc. 1996 John M. Neill 1996 D.L.B. Realty, Inc.

1997 1998 1998 1999 1999 2000 2000 1984 1986 1977 1977 1989 1977 1993 2000 1975 1991 1986 1996

an ANNIVERSARY this Month

10+ years of membership in SDCAA

Patrick F. McMillin, CPM Simplicio C. Villanueva Herbert Baker Jr. Villa Pacific Properties Joyce Peterson Baldwin Moore Realty Jean Ready-Froning Karen Virtue La Paloma Apts.

Loraine Wininger Lyon & Lyon, Inc. Mary Jane Dunn Mesa Palms Apartments Michael Boardman Mike Spears NB Properties, Inc. Pedro Ferreira Randall Leavitt Robert and Linda Lofgren

1986 Rodney and Robin Smith 1980 Rohn Properties Management 1995 Stefan Hoffer 1999 Steve Schmidt & Company 1974 Vaclav Koci 1995 Washtek, Inc. 1987 Wood/Saukkonen 2001 Frances Harvey 2002 AJ Properties 2004 Jo Lancaster 2005 John B. Harris 2005 Robert Nees 2006 Assurant Specialty Property 2006 Gurley N. Sellers, III 2006 John Modlin 2006 Richard W. Redditt 2007 Viletta LLC 2008 Jana Harris Painting Inc. 2008 Michael Weinrick

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SDCAA members

Owners

Corinne Perham Janet Cohenour Mark McLaren Judith Hunt Stephanie Eberhart Darren Tass Rosaline D. Feral Adam Cairo John M. Powell Sandra Adessa Alva Diaz Ken London Hyacinth S. Pasco Cindy Burtt Steven Sandor HFF Perfect Pause Bryson Rentals Hanson Realty, Inc. Casa Toledo Apartments

Property Managers: The Legacy Real Estate Company Scott Management Company Elevate SD Properties Circa 37 Richman Property Services

Suppliers

SSD Alarm Pacific Mercantile Bank Preman Roofing/Solar Ives Insurance Services, Inc. GMI Cleaning-Security Ram Jack Pacific Multifamily Utility Company Southwest Environmental, Inc. Tarkett ResMan Marjan Stone

Members

November 2018 RentalOwner | 29

Education Events & 2018

SDCAA

NOVEMBER

DECEMBER

November 16 IROC: Legislative Update:

December 14 Meeting of The Membership & Holiday Open House

This informative meeting will provide updates on recent and forthcoming changes to legislation impacting the rental housing industry. Come hear what 2019 has in store for you.

On December 14, 2018, at 3:00 p.m. the SDCAA will hold a Meeting of the Membership at the SDCAA office at 5675 Ruffin Road, Suite 310, San Diego, CA 92123. The meeting is to consider and vote on SDCAA business.

November 29-December 2 Certified Apartment Portfolio Supervisor (CAPS) Earn your CAPS and SAVE $200 when you register for this designation through SDCAA!

San Diego County Apartment Association will continue to deliver quality, relevant education courses in 2019.

Our upcoming educational calendar will focus on the many changes facing our industry in 2019 and beyond. Classes will include Section 8 training, balcony inspection training, changes to Fair Housing laws, and the eviction process.

We will also add a webinar feature to many of our Owner/Manager classes to make continuing education more convenient for our members. Thank you for your continued support of SDCAA and our Education Program.

Visit sdcaa.com for Calendar Updates

calendar 30 | RentalOwner November 2018

You’re Invited to The SDCAA Holiday Open House The SDCAA Board of Directors invites you to attend our 2018 Open House & Meeting of The Membership.

Friday, December 14, 2018 3:00 p.m.-6:30 p.m.

San Diego County Apartment Association 5675 Ruffin Road, Suite 310 San Diego, CA 92123 Meeting of The Membership | 3:00 p.m.-3:15 p.m.

Please join us for a membership meeting to vote on SDCAA business.

Open House | 3:30 p.m.-6:30 p.m.

Celebrate the year with SDCAA Board Members, members, and staff during our annual Open House. Enjoy refreshing beverages, delicious appetizers, and great company as we install new officers and directors.

Register online at www.sdcaa.com.

Event sponsorships available. Email events@sdcaa.com for details.

November 2018 RentalOwner | 31

E d u c a t i o n Earn Your Caps & Save $200!

Take the next step in your professional development and become a certified success by earning your Certified Apartment Portfolio Supervisor (CAPS) designation.

CAPS is a nationally recognized designation, created by the National Apartment Association Education Institute (NAAEI) to maximize the experience of the on-site professional.

The San Diego County Apartment Association (SDCAA) offers this nationally recognized designation for multi-site supervisors and experienced apartment managers with a CAM, ARM or RAM designation.

Learn what it takes to earn your Certified Apartment Portfolio Supervisor (CAPS) designation. Sign up now to receive $200 OFF registration!

Register at www.sdcaa.com/current-offerings! .565.6558 32 | RentalOwner November 2018

Registration Form CAPS full series of required courses.

-

Location:

Client services and stakeholder relations: 6.25 hours Investment Management: 4.5 hours Improving Asset Performance: 5 hours Asset Evaluation and Preservation: 5 hours Contemporary issues in multifamily housing: 2 hours Talent Development: 5 hours

Christian Brother’s Facility 10176 Riverford Road Lakeside, CA. 92040

Lunch Break:

12:00 p.m.-1:00 p.m.

Classes will take place November 29, 2018- December 2, 2018 (4 Full Days) Class Time- 8:00am-5:00pm

Cost:

*Times for modules may decrease due to lunch times. **Class dates are subject to change.

(Includes CAPS Course Book & Lunch) $1500 Members/ $1650 Non-Members

Registrant Information

$500 due upon registration, balance due before attendance of first course.

Name: ___________________________Member No.: _______________ Company Name: _______________ Attendee Address: ____________________________ City: _______________ St.: _______ Zip: ____________ Phone Number: _____________ Fax: ______

Attendee E-mail: _______________________

To earn a CAPS designation you must: •

work as a multi-site supervisor for 24 months or be a CAM, ARM or RAM designate in good standing with 24 months of management experience;

•

successfully complete the five courses listed above (which total 40 hours); and

•

meet all examination requirements, within 12 months of declaring candidacy for CAPS.

Payment Information

I am paying  For the Series Payment Plan

Payment by check, make payable to SDCAA (5675 Ruffin Road, Suite 310, San Diego, CA 92123) Payment by credit card American Express Discover Master Card Visa Credit Card No.: _________________________Security Code: _________ Name on Credit Card:___________ _____ Expiration Date: _____________

Cancellation Policy and Re-scheduling: Cancellations only accepted in writing.

Series: Cancellations received 72 hours prior to the first course will result in a refund of the series price minus a $75 cancellation fee and materials cost (if received).

Cancellations received 72 hours prior to subsequent courses will result in a refund of series price minus a $75 cancellation fee, materials cost (if received), and fee for courses attended. Cancellations received within 72 hours to any course will result in a refund of series price minus a $75 cancellation fee, materials cost (if received), and fee for courses attended, and courses not cancelled in advance.

NO EXCEPTIONS! Individual courses: All cancellations received within 72 hours of each course and all “no shows” are responsible for payment of the course fees.

This registration form is legally binding when signed below by the student and accepted by SDCAA.

Confirmation for your enrollment will be e-mailed with instructions to complete your candidacy declaration on the NAA website. Please note your candidacy period begins when you complete the NAA enrollment form.

Signature_____________________________ Date_____/_______/______

November 2018 RentalOwner | 33

Power. Protection. Peace of Mind

EDUCATION Independent Rental Owner Class (IROC)

Legislative Update & Election Recap Friday, November 16, 2018

Friday, November 16, 2018 9:00 a.m.-12:00 p.m.

SDCAA Office 5675 Ruffin Road, Ste. 310 San Diego, CA 92123

This informative meeting will provide updates on recent and forthcoming changes to legislation impacting the rental housing industry.

By making informed risk management choices, you may be able to avoid unnecessary expenditures of time and money.

Price:

FREE for Owner Members

All Others: $35

Update Led by Molly Kirkland, Director of Public Affairs, SDCAA

Molly Kirkland, SDCAA Director of Public Affairs, will give the update and answer your questions.

Join us to hear what 2019 has in store for you!

Education@sdcaa.com │ Phone 858.751.2209 │ Fax 858.565.6558 Register online at www.sdcaa.com or fax form below to 858.565.6558.

Name:

Payment type:  AMEX  Discover  MC  Visa

Company/Member #:

Card #:

Address:

Name on Card:

City:

State:

Zip:

Exp Mo:

Exp Yr:

Sec Code:

Signature: *Cancellation Policy: Cancellations only accepted in writing. Refunds will be granted if received at least 72 hours prior to the seminar minus a $5 cancellation fee.

Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

34 | RentalOwner November 2018

The 2019

Title Sponsor

APARTMENT PERSPECTIVE A Shift In The Winds?

By Robert Vallera, CCIM Do rising interest rates and a slowdown in apartment sales represent the end of the now seven-year-old bull market for apartments in San Diego County?

This was the question implied in the title of the 2019 Apartment Perspective, “A Shift In The Winds?”

More than 250 rental owners and industry partners filled the DoubleTree Hotel’s ballroom in Mission Valley the morning of October 11 for a combined market update, forecast, and exploration of the newest trends in rental housing design and development.

Now in its 28th year, the Apartment Perspective is jointly produced by SDCAA and the San Diego CCIM Chapter.

This author, Robert Vallera CCIM,

served as the Event Moderator and opened the program by asking the audience to identify a woodcarving of an elephant that I held aloft. A number of attendees quickly called-out the correct answer: it was the elephant-inthe-room. Turning the elephant 180-degrees revealed a sign affixed to its other side. In red letters, it read, “Rent Control.” While the Apartment Perspective is primarily a market-update and forecast, the rent control threat currently outweighs all other issues facing San Diego County apartment investors.

With that preface, SDCAA’s Executive Director Alan Pentico took the stage to provide the audience with updates about two rent control ballot measures.

State-wide Proposition 10 is an

attempt to repeal the CostaHawkins rent control limitations, and National City’s Proposition W would burden that city with a rent control regime.

Mark Delfino, the CEO & Senior Managing Director of the HoyleCohen wealth advisory firm was the first of the three main speakers. Six years ago, Mark captivated the Apartment Perspective audience describing the flood of capital headed into our market due to the Fed’s zero interest rate policy (ZIRP.) With interest rates now trending upwards, Mark was invited back to provide the audience with an update on the financial markets and investment environment.

His outlook was fairly optimistic, noting continuing strong economic and employment November 2018 RentalOwner | 35

growth. While interest rates have risen, Mark reminded us that they are still very low compared to historical norms. He is expecting growth to slow in the foreseeable future, but remains positive.

The next speaker was Mark Gleiberman, the Chief Executive Officer of MG Properties Group.

Mark’s firm is the general partner and manager of over 17,500 apartment homes in over 60 communities in high-growth cities in California, Arizona, Nevada, Washington, and Oregon.

Mark discussed the difficulty of locating reasonably priced apartment investments in the current market. He described the economics of properties being offered as value-add opportunities. Mark noted that the all-in acquisition plus renovation price for these typically 30+-yearold properties is not much less than the cost of acquiring new construction. This recognition has resulted in MG Properties acquiring two new North County apartment communities.

36 | RentalOwner November 2018

Russell Murfey, a Principal at the Murfey Company then completed the panel presentations, and with panache! Russ related how he and his brother Scott must analyze countless local development opportunities to locate a viable project. He both informed and entertained the audience displaying images of some of their completed developments as well as current projects. Those current projects include the adaptive re-use of the former Nautilus Professional Building in La Jolla and The Californian, an 81-unit, mixed-use luxury apartment building in Point Loma.

Russ emphasized the importance of focusing on good design, illustrating his point with postrenovation slides of their Balboa Flats apartments at 3533 6th Avenue in Hillcrest.

The full speaker panel along with SDCAA’s Alan Pentico then fielded questions from the audience, and even queried each-other. As the moderator, I turned the tables on the audience by asking them to raise their hands to signal their degree of concern over the threat of rent control. At most, only a handful of audience members raised their hand to indicate the issue was of minor concern. The

vast majority of the attendees indicated that they view the threat as moderate to severe.

So, does the panel anticipate a shift in the winds? The consensus was that this market-cycle is long in the tooth. However, the economic indicators remain positive, indicating it is still time to proceed, but with caution.

If you missed this year’s program, then be on the lookout for announcements late next summer so that you don’t miss the 29th annual Apartment Perspective.

We’ll see you there!

In addition to being a long-time local apartment owner, Robert Vallera CCIM is a Senior Vice President & Partner at Voit Real Estate Services and former SDCAA President.

You can reach Robert with any questions at rvallera@voitco.com or 858.458.3337.

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Congratulations to all 2018 Mark of Excellence Nominees. You are the true “Mark of Excellence” in our Industry, and we are proud to recognize your accomplishments.

Assistant Manager of the Year 1-250 Caitlin Clark, FBS Property, AMO Ana Flores, MG Properties Group Laura Garcia, Sunrise Management Company AMO Xihomara Gaytan, R & V Management Roxanna Gonzales, Greystar McKenna Goodwon, Greystar Sarah Gosselin, MG Properties Group Candace Hollinbeck, H.G. Fenton Company Jade Kusmierz, H.G. Fenton Company Constance Pineda, Sunrise Management Company AMO Patty Rivas, Sunrise Management Company AMO Dely Martinez-Salazar, Sunrise Management Company AMO Jennifer Salini, Greystar Kaj Tassi, H.G. Fenton Company Kayla Tallon, H.G. Fenton Company Assistant Manager of the Year 251+ Ashley Brantley, Fairfield Residential Company LLC Heather Courtright, Fairfield Residential Company LLC Ashley Faust, Fairfield Residential Company LLC Joshua Froomin, R & V Management Sara Fulcher, H.G. Fenton Company Tim Graves, H.G. Fenton Company Arishne Green, MG Properties Group Bridget Hansen, R & V Management Kayla Hoffman, Fairfield Residential Company LLC Lap Luu, H.G. Fenton Company Jessica Massa, Greystar Brittney Mazer, Greystar Chris Misenol, R & V Management Jeremy Moore, H.G. Fenton Company Vanessa Moya, R & V Management Amanda Penir, Greystar Bradley Ranney, Greystar Ashley Schultz, MG Properties Group Sin Sok, MG Properties Group Jose Soto, H.G. Fenton Company Erica Stahl, Sunrise Management Company AMO Amy Stark, Sunrise Management Company AMO Margot Totman, Greystar Jason Tow, H.G. Fenton Company Nicole Vega, Avenue 5 Lauren Ware, Greystar Malake Wehbe, H.G. Fenton Company Good Neighbor of the Year Southern Cross Property Consultants Sunrise Management Company AMO R & V Management Industry Partner - COMPANY Generation Contracting & Emergency Services, Inc. NPM Staffing The Phoenix Staffing Southern Cross Property Consultants LaBahn's Landscaping Servpro of Point Loma

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Bald Eagle Security Services, Inc. Career Strategies Dependable Disposal & Recycling Cort Furniture Rental ASAP Drain Guys & Plumbing Envirocheck Industry Partner – INDIVIDUAL Lisa Hannah, NPM Staffing John Modlin, The Phoenix Staffing Caroline Nicol, NPM Staffing Etta Smith, Generation Contracting & Emergency Services, Inc. Dmitriy Todorov, Bald Eagle Security Services, Inc. Leasing Professional of the Year 1-250 Jorge Cristo, H.G. Fenton Company Patrick Dixon, H.G. Fenton Company Kelly Engbring, H.G. Fenton Company Dawn Franklin, MG Properties Group Alexa Jones, H.G. Fenton Company Ernest Kimble, Sunrise Management Company AMO Ana Larrazolo, R & V Management Clancy Mangion, Greystar Elizabeth Masik, Sunrise Management Company AMO Amber Maynard, MG Properties Group Michelle Van Rooyen, H.G. Fenton Company Tyler Wenzel, H.G. Fenton Company Leasing Professional of the Year 251+ Sandy Banuelos, Fairfield Residential Company LLC Hector Barreras, H.G. Fenton Company Tiffany Benninger, H.G. Fenton Company Matt Breisacher, H.G. Fenton Company Jacqui Casaletto, H.G. Fenton Company Michael Cena, Fairfield Residential Company LLC Mary Cummings, Avenue 5 Crystal Del Valle, R & V Management Monica Dewes, Greystar Michael Earick, Greystar Benjamin Freedman, Fairfield Residential Company LLC Dexter Gareau, H.G. Fenton Company Christopher Grundon, Greystar Genevieve Gundogar, Greystar Alexis Heilig, Fairfield Residential Company LLC Marissa Hernandez, H.G. Fenton Company Roger Hernandez, Greystar Izzy Jones, Fairfield Residential Company LLC Christina Leon, MG Properties Group Carol Lim, Greystar Matthew Lombardo, H.G. Fenton Company Julieta Loza, Fairfield Residential Company LLC Karina Miranda, Sunrise Management Company AMO Bryan Montalto, H.G. Fenton Company Danielle Diaz-Myers, H.G. Fenton Company Michael O'Toole, H.G. Fenton Company Imani Payton, H.G. Fenton Company Ethan Poytress, H.G. Fenton Company Matthew Segars, F & F Property Management Inc.

Sarah Tallon, H.G. Fenton Company Tamatha Thomas, MG Properties Group Linzy Whorrall, Avenue 5 Maintenance Supervisor of the Year 1-250 Mario Arzate, H.G. Fenton Company Eric Cavett, H.G. Fenton Company Bryan Cisneros, Greystar Jesus Duarte, Sunrise Management Company AMO Chris Durrett, H.G. Fenton Company Jose Guerrero, H.G. Fenton Company Victor Koval, Trilar Management Group Luis Lopez, Sunrise Management Company AMO Adrian Martinez, H.G. Fenton Company Enrique Meza, Sunrise Management Company AMO Everado Montoya, MG Properties Group Cesar Pelayo, Pinnacle Property Management Services, LLC Roberto Ramos, Greystar Douglas Tittle, MG Properties Group James Vance, Pinnacle Property Management Services, LLC Eddie Vera, Trilar Management Group Armando Vignanelli, Fairfield Residential Company LLC Maintenance Supervisor of the Year 251+ Joel Accomazzo, Fairfield Residential Company LLC Rohany Ajuiar, Fairfield Residential Company LLC David Arevalo, Greystar Omar Azarte, H.G. Fenton Company Steven Bertling, Trilar Management Group Brian Brewster, MG Properties Group Humberto Caselis, Fairfield Residential Company LLC Mark Cooper, Fairfield Residential Company LLC Narcisco Corona, Greystar Adrian Mendoza-Curiel, MG Properties Group Bradley DeLoe, Greystar Aquiles Dominguez, Fairfield Residential Company LLC Jonathan Franco, Greystar Larry Haden, Greystar Andy Hauser, Avenue 5 Dennis Kaprielian, H.G. Fenton Company Enoch Medrano, Greystar Jose (Manual) Orrantia, Pinnacle Property Management Services, LLC Dustin Peek, Sunrise Management Company AMO Antonio Quintero, H.G. Fenton Company Palmer Sikes, Greystar Donnell St. Germain, Sunrise Management Company AMO Beni Teran, H.G. Fenton Company Georgios Vakrinos, MG Properties Group Lee Young, H.G. Fenton Company Maintenance/Make Ready Technician of the Year 1-250 Tony Arriaga, H.G. Fenton Company Raymond Jay Bargas, Sunrise Management Company AMO Ernest Carmona, Avenue 5 Juan Chavez, Sunrise Management Company AMO Abel De La Torre, H.G. Fenton Company Jaime Escobar, Sunrise Management Company AMO Alfredo Parra Flores, Sunrise Management Company AMO

Miguel Fuentes, Sunrise Management Company AMO Francisco Garrido, MG Properties Group Ralph (Buster) Gibbs, Capital Growth Properties, Inc. Cris Gonzalez, H.G. Fenton Company Juan Gonzales, Sunrise Management Company AMO Salvador Gonzalez, Sunrise Management Company AMO Gabriel Guerrero, H.G. Fenton Company Gaudencio "Bravo" Huerta, H.G. Fenton Company Juan Montes, R & V Management Jose Morales, Sunrise Management Company AMO Dorian Perez, F & F Property Management Inc. Gamaliel Rendon, H.G. Fenton Company Juan Romero, R & V Management Lucito Ronquillo, Progress Management Co. Peter Taitague, Sunrise Management Company AMO Tommy Tjarks, H.G. Fenton Company Juan Valencia, H.G. Fenton Company Luis Enrique Villasenor, F & F Property Management Inc. Derek Whiting, H.G. Fenton Company Maintenance/Make Ready Technician of the Year 251+ Eduardo Arroyo, Sunrise Management Company AMO Edgar Chavarin-Ayala, Greystar Edwin Bahena, H.G. Fenton Company William Baldrich, Sunrise Management Company AMO Tom Biddlecome, MG Properties Group Jesse Brown, Fairfield Residential Company LLC Manuel Carrillo, Sunrise Management Company AMO Jose Chavez, H.G. Fenton Company Jose L Chavez, H.G. Fenton Company Marco (Tony) Chavez, Sunrise Management Company AMO Sebastian Covarubbias, Sunrise Management Company AMO Jose "Francisco" De La Torre, H.G. Fenton Company Pete Eckley, R & V Management Felipe Estrada, H.G. Fenton Company Shawn Fejerang, H.G. Fenton Company Juan Gilbert, H.G. Fenton Company Rigoberto Gordillo, Fairfield Residential Company LLC Hector Hernandez, Progress Management Co. Francisco Juarez, MG Properties Group Miguel Juarez, Fairfield Residential Company LLC Ricardo Ledgard, H.G. Fenton Company Robert Lopez, H.G. Fenton Company Luigi Miucci, Fairfield Residential Company LLC Frank Mota, Greystar Jose Piza, H.G. Fenton Company Enrico Punzalan, Greystar Jorge Ramirez, Fairfield Residential Company LLC Jose Ramirez, H.G. Fenton Company Ulises Robles, H.G. Fenton Company Jose Rodriguez, MG Properties Group Carlos Sanchez, H.G. Fenton Company Miguel Sanchez, MG Properties Group Israel Segura Del Rincon, H.G. Fenton Company Francisco Tapia, H.G. Fenton Company Francisco Tejada, H.G. Fenton Company Fidel Velasco, H.G. Fenton Company Multi-Site Manager of the Year Aiesha Blevins, Greystar Katie Blum, Sunrise Management Company AMO Marybeth Boyd, Trilar Management Group Guadalupe Cisneros, Progress Management Company Olivia Connolly, H.G. Fenton Company Gioconda Coronado, Trilar Management Group Stephen Crandall, Pinnacle Property Management Services, LLC Brandy Grezlovski, MG Properties Group Kimberley McBryde, Pinnacle Property Management Services, LLC Felicia Oliver, MG Properties Group Jennifer Pollard, Greystar Chris Ramirez, H.G. Fenton Company Jenna Shepard, Greystar Jessica Skare, Pinnacle Property Management Services, LLC Amanda Sommer, Pinnacle Property Management Services, LLC Todd Steinhardt, Greystar Porter/Custodian of the Year Laura Cedeno, Greystar Ricardo Cervantes, H.G. Fenton Company Michael Contreras, Trilar Management Group Elizabeth Garcia, Greystar

Maria Garcia, Sunrise Management Company AMO Maria Herrera, Fairfield Residential Company LLC Javier Mendoza Jimenez, Pinnacle Property Management Services, LLC Taylor Knight, H.G. Fenton Company Eduardo Ocampo, Greystar John Robinson, H.G. Fenton Company Teresa Rodriguez, Sunrise Management Company AMO Jose Sanchez, MG Properties Group Guillermo Sarinana, H.G. Fenton Company Ana Sosa, H.G. Fenton Company Selina Tomlinson, Sunrise Management Company AMO Property Manager of the Year 1-100 Trina Carter, Avenue 5 Silvia Chairez, Sunrise Management Company AMO Rose Dorrel, Capital Growth Properties, Inc. Amber Fern, Trilar Management Group Linda Graffin, Sunrise Management Company AMO Robin Griffin, Sunrise Management Company AMO Melissa Harbin, Greystar Jonathan Herbert, H.G. Fenton Company Lesley Lambert, Capital Growth Properties, Inc. Lisa Mannion, Trilar Management Group Stephanie McFarland, Trilar Management Group Breanna Nielsen, R & V Management Sharon Reo, Sunrise Management Company AMO Lannet Sanchez, Sunrise Management Company AMO Lindsey Shelton, Capital Growth Properties, Inc. Linda Sovel, Capital Growth Properties, Inc. Rachel Tandet, FBS Property, AMO Allyse Windham, H.G. Fenton Company Taylor Zinn, Sunrise Management Company AMO Property Manager of the Year 101-300 Valerie Atilano, Progress Management Co. Stephen Beitinger, FBS Property, AMO Crystal Bender, Fairfield Residential Company LLC Blanche Cisneros, Pinnacle Property Management Services, LLC Lizeth Corona, R & V Management Felicia Gamble, Fairfield Residential Company LLC Janna Lamb, Sunrise Management Company AMO Tammy Landeros, F & F Property Management Inc. Melissa Lanini, Progress Management Angela May, Greystar Chelsey Moch, H.G. Fenton Company Davis Newton, H.G. Fenton Company Jennifer Rakiewicz, Pinnacle Property Management Services, LLC Mayra Reyes, Sunrise Management Company AMO Karina Roman, R & V Management Katarina Schmidt, H.G. Fenton Company Lauran Totman, Greystar Liana Villar, Greystar Janet Vosburg, Sunrise Management Company AMO Kelly White, Sunrise Management Company AMO Danaan Whitney, Greystar Nikki Williams, Sunrise Management Company AMO Tina Chapman-Wright, H.G. Fenton Company Carlos Rebollar-Zagal, H.G. Fenton Company Property Manager of the Year 301+ Kiki Aguilar, R & V Management Vicki Becker, Trilar Management Group Kimberly Brown, H.G. Fenton Company Jennifer Constante, MG Properties Group Amanda Davidson, Greystar Jenna Garcia, R & V Management Megan Gil, Greystar Tony Giroux, H.G. Fenton Company Kory Leighty, Avenue 5 Allison Pfister, Fairfield Residential Company LLC Kimberli Reising, Sunrise Management Company AMO Carrie Spray, MG Properties Group Rental Community of the Year 1-100 1st Avenue, FBS Property, AMO Amo, H.G. Fenton Company Angelina Terrace, Sunrise Management Company AMO Bishop Square, FBS Property, AMO Costa Pointe Apartments, Trilar Management Group Georgia Palms Apartments, Capital Growth Properties, Inc. Hillside Drive, FBS Property, AMO

Jefferson House 1, Capital Growth Properties, Inc. Ocean Air, R & V Management Pacific Palms Apartments, Capital Growth Properties, Inc. Parkview Terrace, Sunrise Management Company AMO Pierside, Greystar Pine Vista, Sunrise Management Company AMO Spanish Landing Apartments, Capital Growth Properties, Inc. Terraces at La Jolla Village, Greystar The Arbors of Carlsbad, Trilar Management Group Urbana, H.G. Fenton Company Vici, H.G. Fenton Company Rental Community of the Year 101-300 Altura, R & V Management Aquatera, H.G. Fenton Company Ariva Apartments, Avenue 5 Avino, R & V Management AV8, Greystar Block C, MG Properties Group Casa's By the Sea, Sunrise Management Company AMO Dylan Point Loma, Greystar Ev Lofts,Greystar Evening Creek, H.G. Fenton Company Mariposa Apartments, Sunrise Management Company AMO Ocean Breeze Senior Village, Sunrise Management Company AMO Pacific Pointe Retirement Community, Sunrise Management Company AMO Portofino, H.G. Fenton Company Pulse Millenia, Fairfield Residential Company LLC Rancho Hills, Pinnacle Property Management Services, LLC Rolling Hills Gardens, Greystar Royal Oaks, Sunrise Management Company AMO Scripps Landing, H.G. Fenton Company Seagate, H.G. Fenton Company Skye Apartments, Fairfield Residential Company LLC Sola at Pacific Highlands Ranch, R & V Managment Solana Highlands, H.G. Fenton Company Solterra, H.G. Fenton Company Stonewood Gardens, MG Properties Group Sunset View Apartments, Greystar Tavera, R & V Management Terra Vista at Otay Ranch, R & V Management The Lofts at 655 Sixth, Greystar The Lofts at 677 Seventh, Greystar The Lofts at 707 Tenth, Greystar Tuscany Ridge Apartment Homes, MG Properties Group Rental Community of the Year 301 + Alterra/Pravada Apartments, Fairfield Residential Company LLC Avana La Jolla, Greystar Circa37, Greystar Club River Run, H.G. Fenton Company El Dorado Hills, H.G. Fenton Company Legacy Apartment Homes, R & V Management Marc San Marcos, Greystar Mirada at La Jolla colony, Pinnacle Property Management Services, LLC Morning View Terrace, MG Properties Group Orchard I & II, Sunrise Management Company AMO Park Pointe, R & V Management Preserve at Melrose, MG Properties Group River Edge Terrace, R & V Management Sage Canyon, MG Properties Group Santa Rosa Apartment Homes,MG Properties Group Vive on the Park, Avenue 5 West Park Apartments,Greystar Rental Community of the Year 35 Years + Albert's College Apartments, MG Properties Group Bella Del Mar, H.G. Fenton Company Lantana Hills, Trilar Management Group Pacific Breeze Apartments, Capital Growth Properties, Inc. Pacific Palms Apartments, Capital Growth Properties, Inc. Park Diplomat, Sunrise Management Company AMO Sofi Poway, Pinnacle Property Management Services, LLC Summit at Point Loma, Avenue 5 Tierrasanta Ridge, H.G. Fenton Company The Village Apartments, Pinnacle Property Management Services, LLC Valle Poway Apartments, Capital Growth Properties, Inc. Verse, Pinnacle Property Management Services, LLC Vogue Manor, Sunrise Management Company AMO

November 2018 RentalOwner | 39

2018 Mark of Excellence President’s Award Nominees NOMINEE SELECTION The President’s Award is presented to an SDCAA member who is a key volunteer and contributes leadership, resources, time and ideas and otherwise supports the San Diego County Apartment Association as a volunteer. The nominees cannot serve on the Board of Directors and must have been a SDCAA volunteer for a minimum of two (2) years. SDCAA staff typically nominates one volunteer from each of the nine committee. No volunteer will be nominated from more than one committee. The Board of Directors votes on the award recipient. Past award winners are ineligible to be nominated for a period of five years following their award.

Stacy Wells, R & V Management

Stacy Wells has more than 20 years of experience in residential property management. Stacy has served as the Director of Property Management for the San Diego-based property management firm R & V Management since June of 2015.

Prior to that, Stacy worked for Fairfield Management as Vice President where she oversaw all Fairfield-managed properties in California. During her tenure with the company, Stacy was recognized for her leadership including being nominated for SDCAA’s Regional Supervisor of the Year.

Stacy currently serves on several SDCAA volunteer committees and served as SDCAA President in 2014. Stacy holds a CA Real Estate License and a NCP-E designation along with other certifications in Front Line Leadership; Crime-Free Multi-housing, California Certified Residential Management (CCRM), and Professional Apartment Manager. Stacy is a part of the National Apartment Association (NAA) faculty, having completed her NAA Advanced Instructor Training, and provides training to SDCAA members in the areas of National Apartment Leasing Professional (NALP), Certified Apartment Manager (CAM), and Certified Apartment Supplier (CAS).

Doug Taber, Apartment Broker

Doug Taber works with investors who buy and sell apartment buildings and rental properties throughout San Diego County. Doug serves his clients by understanding and troubleshooting their needs and diligently earns and maintains their trust.

Doug is a member of San Diego Rotary Club 33 and prior to the start of his professional career – served in the United States Marine Corps.

Doug has been an active member of SDCAA since 2013 and has served on the Education, EXPO and Membership Committees.

40 | RentalOwner November 2018

Lisa Hannah, NPM Staffing

Lisa got her start in property management in 1994 as an assistant property manager. Although Lisa had no experience at the time, she happily accepted the position. After working as the assistant manager for eight months, Lisa invested the next 11 years working as a property manager. She then decided to move to the vendor side and specialize in affordable housing through NPM Staffing and has been with the team ever since. She has been an active participant in the San Diego Apartment Association Committees since 2005, including golf, EXPO and Mark of Excellence and is always ready to lend a helping hand to the industry.

Melissa De Marco, FBS Property Management, AMO

Melissa De Marco has been with FBS for 10 years. Her role is to uphold FBS standards in regards to leasing, marketing, employee training, customer care, client relations, and internal operations. She is responsible for all company media including the FBS website, blog site, video promotion, social media, print advertising and all community events in which FBS participates. During her tenure at the company she has acted in the capacity of operations and marketing, executive utility player; serving as a property supervisor and property coordinator as circumstances required. She has also been a leasing and new account specialist. She has even served as a teaching assistant (TA) for Neil Fjellestad working together to bring a fully accredited “Principles of Residential Property Management� to San Diego State University College of Business Administration in 2014.

Melissa has helped grow FBS through involvement in the Better Business Bureau (BBB) and local Chambers including being a facilitator for Ethics in Business within the East County Chamber.

Melissa has continued her industry experience by participating in National Association of Residential Property Manager meetings and conferences. Melissa has also stayed very active at the San Diego County Apartment Association: sitting on the Golf Committee, Editorial Advisory Committee and CoChairing the 2015, 2016, and 2017 Education Conference and Expo.

Melissa, a Patrick Henry High School standout, was recruited to play softball at Long Beach State.

While at Long Beach State, she occupied a seat on the Student Athlete Advisory Committee (SAAC).

She was also named a Scholar Athlete. Melissa finished her college career locally at California State University San Marcos, graduating with a Psychology degree. She also recently sat on the Board for the Lake Murray Playground Project, helping raise money and completing the three-year dream to

November 2018 RentalOwner | 41

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By Eric Domeier, AIA, ICC Inspector to expose the base-layer: no issue.

In the context of my practice as a forensic architect, it was a routine But when the base-layer came off, we knew we had a problem. There assignment: watch the owner was a clear view of the underside make repairs. of an enclosed, built-in cabinet So on a sunny Thursday afternoon, inside the apartment unit. The required two layers of drywall on I was standing in a corridor the opposite side of the wall were outside a fifth-floor apartment absent. watching tradesman remove drywall from a firewall. This This was the beginning of what task was being conducted at the became a lengthy and expensive request of City building officials, with their inspectors also standing chase-and-fix exercise for the owner, with the City driving by to observe. the process. And it began with This assembly, by design, has four a seemingly harmless series of repairs within the units layers of drywall. Two on each themselves. side of the stud-built wall. As we watched, the face-layer came off

The building is in a small city within San Diego County whose building department has a big reputation for making the permit process painful, so the owner elected to bypass them.

Over an 18-month period, the owner made a series of routine maintenance repairs in many of the unit laundry rooms. These unpermitted repairs included removing damaged drywall from the unit-side of firewalls. But the contractor closed up the wall with an enclosed cabinet and did not replace the two-layers of firewall drywall.

After the City learned that these repairs had occurred, they requested that the owner open a sample-series of locations to demonstrate code-compliance.

Every location that was opened was non-compliant, and the owner spent the next four-years opening and repairing deficient assemblies dating back to the ‘90s. It became the most elaborate rabbit-hole in the history of this real estate holding company. And the process included construction costs deep into seven figures.

One simple decision could have prevented this costly outcome: applying for building permits at the outset. Had permits been obtained, an inspector would have seen the breach in the wall and instructed the contractor to make it whole.

November 2018 RentalOwner | 43

Understandably, property managers and owners hate to apply for building permits.

Building permits mean corrections and inspections. It adds time to the process and increases in cost. But it is also the first line of defense against long-term property losses.

The Building Code Is Your Friend, The Inspector Your Advocate Inside the California Building Code (CBC) are the guidelines for making the safest, most energy efficient buildings in the world.

The 2016 CBC is substantially better than the code of 1997, which was in effect in CA until 2007. So when new construction within older projects complies with the CBC, the value of the property increases.

Additionally, a good building inspector is, in some ways, your onsite quality-control inspector.

While not a guarantee, having a building inspector approve installed work validates the quality of the installation.

Limit Future Losses With increased scrutiny comes higher quality construction. Yet the inverse is also true. Whether it is leaky showers or a trip-andfall claim, property losses due to poor construction can stack up.

Calculate the increased cost of executing quality code-compliant repairs, and compare it to the costs of settling claims, making repairs to defective work, legal fees, and increased insurance premiums. The cost of proper workmanship is significantly less.

44 | RentalOwner November 2018

Ensure Contractor Excellence The best contractors will not contract for unpermitted work.

And they can steward their projects through the inspection process with minimum heartburn.

They have working relationships with the inspectors, are licensed and bonded, and only hire licensed subcontractors.

something new and better. The goal is to improve the value of the property, both as a rentalunit as well as a liquidated asset.

If inspection approvals cannot be provided for the project during due-diligence of a prospective sale, the buyer is going to want a substantial haircut. And rightfully so.

Alternatively, contractors and subcontractors that routinely work on unpermitted projects are problematic for the industry.

They are sometimes unlicensed, possibly resulting from financial problems and/or litigation. Or by not having the competence to pass the extensive vetting and examination process. And they are not keeping up to date on the most current and effective systems and methods of construction.

Whether considering a maintenance program or a reinvestment effort, the permitting process is the smartest move in protecting the apartment asset. It is the standard of care for building professionals, ensures that the capital maximizes the investment, and limits future losses.

Insure The Reinvestment Obviously, the longer a property is owned the more lucrative are its returns.

Collecting 2018 rents on a property that was built or purchased with 1995 dollars results in an easy and comfortable retirement. But this formula starts to break down if maintenance and improvements are poorly executed.

Every project at an apartment complex, no matter how small, should be seen as a reinvestment.

An outdated or broken item is being replaced with

About the Author, Eric Domeier is an AIA architect with 17 years’ experience as a designer, consultant, and expert witness. He currently lives and operates from North Park, San Diego.

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Happy SB407 Day! SB407 Becomes State Code on Jan. 1, 2019

By Rob Edelstein, Bottom Line Utility Solutions Inc. California Senate Bill 407 is a plumbing code change that will affect many multi-family sites in California on January 1, 2019.

Basically, if your apartment building was built before 1993 and you still have some of these original and very “experienced” toilets, showerheads, aerators in place, they will not be code compliant per SB407 and those fixtures will need to be replaced.

So perhaps “celebrate” is not exactly the right word, unless you manufacture toilets for a living.

But for owners and managers of apartment buildings, time is running out to comply. We do not believe there will be a toilet police to enforce compliance, but each local municipal agency can find many ways to convince you that code compliance is a very good idea. They could hold issuance of permits until a site is SB407 compliant or there could be fines for non-compliance.

SB407 compliance states that plumbing fixtures must meet specific flows. Showerheads, the flow rate must be 2.5 gallons per minute or less. For sink aerators 2 gallons per minute or less. For toilets, they must use 1.6 gallons or less.

So that is the “bad” news, that you will need to spend the time and money to replace non-compliant plumbing devices. So here is the “good” news about doing these replacements. First, after replacements of the inefficient devices, you can expect your water and sewer bill to drop by as much as 60% and your hot water heating costs can drop by as much as 30%. In San Diego County, water and sewer rates are some of the highest in the State, so dollar savings from these replacements will be quite significant. Second, simple paybacks on your investment are likely to be in the 1-2 year range, again due to high water/sewer rates. Third, the reduced operating expenses of your property will significantly increase the value of your asset.

Fourth, you are upgrading your property with new, clean fixtures that your residents will definitely appreciate. Lastly, you can market the new “green” upgrades to keep current residents renting and attract new residents. So, there are lots of good reasons to do something that you may have to do anyhow!

But here is some more good news.

Water and gas utilities across the State still have programs to help

you offset some or even all of the cost of these retrofits. For the San Diego area, there are rebates for toilets that will cover a portion of the cost. But there is some “chatter” that the utilities may increase the rebates significantly very soon as they want to the secure the high water savings produced by replacing water wasting fixtures.

SDCAA member plumbers are listed in the industry directory.

Some of these firms will do audits of your sites at no cost to determine if you still have these old devices, research available rebates and provide a quote to replace the old plumbing. But plumbers are busy these days as there are so many of these old toilets being replaced every day.

The sooner you start the replacement process, the sooner you save lots of money, get the most rebates, increase the value of your property and avoid any issues with non-compliant fixtures on your property. Tick…tick…tick.

Happy SB407 Day! Rob Edelstein, is the CEO of Bottom Line Utility Solutions, Inc., a firm that offers plumbing and other utility conservation retrofits since 2000. rob@blusinc.com 949-707-1311 November 2018 RentalOwner | 47

48 | RentalOwner November 2018

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PROPERTY MANAGERS

Directory

# 5150 Baltimore Dr at the Crossroads........ ..............................................(858) 793-8899 899 Kettner..........................(619) 702-0655 A ADD Realty, Inc...................(619) 232-6811 Alexan ALX..........................(619) 764-5316 All Points Real Estate.........(619) 298-7724 Alliance Investment Corp..(858) 597-4900 American Assets Trust......(858) 350-2564 Antelope Ridge(Sentinel Real Estate)....... ..............................................(951) 672-8181 APSA Investments Corp....(858) 610-2154 Arbor Terrace.....................(619) 293-3612 Arbors at California Oaks Apartment Homes..................................(951) 461-3264 Ascent Real Estate..............(858) 551-9600 Asset Property Management...................... ..............................................(858) 560-9363 Avenue 5..............................(206) 582-3333 Award Property Mgmt......(619) 471-1755 B Benson Properties..............(619) 977-0622 Berkshire Communities....(408) 614-5587 Bob Cota Realty..................(619) 465-9934 Brentwood Management Co....................... ..............................................(619) 220-8595 Bridge Property Management................... ..............................................(801) 716-5795 Brycorp, Inc........................(619) 920-7174 Buchanan Property Management Corp.... ..............................................(619) 269-0276 C Cabrillo Properties.............. (619) 832-0172 Cambridge Management Group, Inc............ ............................................... (858) 699-8031 Canyonwood........................ (619) 501-2838 Capital Growth Properties, Inc..................... ............................................... (858) 454-8857 Casa Linda Apartments...... (619) 254-9513 Cavanaugh Properties........ (619) 395-1166 Centre City Property Management Company............................... (619) 296-6699 Chase Pacific Property Management and Real Estate Services............ (858) 271-8841 Choice Properties / Point Loma Real Estate..................................... (619) 223-4075 Circa 37................................. (619) 378-3037 City View Apartments|Greystar.................... ............................................... (619) 234-0134 Community Research Foundation, Inc........ ............................................... (619) 275-0822 Core Property Group.......... (619) 399-7279

D Delta Property Management...................... ..............................................(619) 465-5851 Douglas Allred Company...(858) 793-0202 Dylan Point Loma|Greystar.(760) 612-9172 E Eagle Glen Apartments | Greystar................ ............................................... (951) 461-4565 Elevate SD Properties......... (619) 535-8112 Essel Manager, Inc.............. (619) 239-4300 Eucalyptus Apartments...... (760) 519-1476 Euston Management........... (858) 793-8899 EV Lofts | Greystar.............. (619) 452-2892 F Fairfield Residential Company LLC........... ..............................................(858) 457-2123 FBS Property, AMO ...........(619) 286-4721 FDC Management, Inc.......(714) 685-7000 Foothills at Old Town........(951) 676-7545 G Gables Oak Creek................(951) 600-9696 Gables Residential Corporate..................... ..............................................(858) 684-3601 Greystar Real Estate Partners.................... ..............................................(602) 522-1200 Griswold Real Estate Mgmt., Inc................ ..............................................(858) 597-6100 H H.G. Fenton Company......... (619) 400-0120 Hanken, Cono, Assad & Co..(619) 698-4770 Harprop, Inc......................... (650) 941-6900 Heartland Associates.......... (619) 462-2082 Homes Management, ATS Homes, Inc......... ............................................... (760) 432-4663 Horizon Properties Management Service... ............................................... (619) 482-3054 Humphreys Residential...... (619) 865-0389 I IDEA 1...................................(619) 233-8900 IMT Sorrento Valley..........(858) 530-2100 Income Property Advisors Inc................... ..............................................(619) 302-0363 Integrity Plus Property Management....... ..............................................(619) 546-4999 Interfaith Housing Assistance Corporation.........................(619) 668-1532 Investors Property Management Group.. ..............................................(760) 967-4764 IPI Property Management.(858) 277-2700 J Jensen Properties...............(858) 449-7294 JHB California Properties, LLC................... ..............................................(760) 722-6421 Johnston Property Management, Inc....... ..............................................(760) 944-0703 K Kevin Robinson................... (619) 265-5859 Kleege Enterprises............. (858) 481-3081

L L.E.W. Management...........(619) 440-8915 Land Trek Property Management............. ..............................................(760) 758-6000 Lincoln Military Housing..(858) 874-8100 Lisa's Property Managment.(858) 243-8028 Lyon Living..........................(949) 838-1274 M Margarita Summit | Euston Management ..............................................(951) 676-1921 Maya Linda Apartments....(858) 566-5350 MCB Camp Pendleton Family Housing Office....................................(760) 725-1459 McLain Properties..............(760) 434-6161 Melroy Asset Management.(858) 483-5111 MG Properties.....................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...................(858) 560-5720 More Property Management...................... ..............................................(858) 514-8201 N Noah Realty.........................(858) 504-0416 O Ocean Breeze Apartments|Greystar.......... ..............................................(619) 428-3369 Olympus Property..............(817) 795-4900 Ottman Properties BC; LTD. a British Columbia Canada Corporation................... ..............................................(415) 398-3010 P Pacific Commercial Management, Inc...... ..............................................(858) 450-6886 Pacifica SD Management...(619) 296-9000 Parkdale Apartments | Norco Mgmt. Corp. ..............................................(760) 737-9017 Pasas Properties, Inc..........(619) 607-7560 Pedro Ferreira.....................(619) 224-0306 People Helping Others Prop. Mgmt.......... ..............................................(619) 282-5400 Pierside | Greystar..............(949) 202-3991 Pinnacle Property Management Services, LLC........................................(949) 250-5302 PMI South Coast.................(619) 738-0353 Prime Group| Coral Bay Park & Canyons.. ..............................................(619) 276-1188 Prime Group|Avion at Spectrum............... ..............................................(858) 277-9191 Professional Real Estate Management...... ..............................................(619) 297-7736 Property Management Connection........... ..............................................(877) 951-7767 Providence Real Estate Management Corporation.........................(760) 525-8705 R R & V Management ..............(619) 285-5500 R. A. Snyder Properties, Inc........................... .................................................(619) 297-0274 REC Properties| PeĂąasquitos Point Apts...... .................................................(858) 484-5047 Red House Property Management............... .................................................(858) 755-3031 Rehmann Realty Group........(619) 440-5669 November 2018 RentalOwner | 51

RG Investment Real Estate Services Inc...... .................................................(858) 268-5004 Richman Property Services.(813) 262-0401 River Bank Village | Winn Residential......... .................................................(951) 695-0120 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) 713-1044 Sardo Properties.................. (619) 405-9418 SCCC JRD Investments........ (858) 724-0220 Scott Management Company........................ ............................................... (310) 370-2696 SD Rent Pros......................... (619) 884-0906 Sea West Property Management.................. ............................................... (760) 452-2900 Seapoint Properties, Inc..... (858) 866-5636 Shapell Properties, Inc....... (323) 988-7590 Sixth & G | Greystar............ (619) 238-2445 Solaire | Greystar................. (949) 945-3499 South Bay Community Services.................... ............................................... (619) 420-3620 Strat Prop Management, Inc......................... ............................................... (619) 295-2211 Strata Equity Group............ (858) 546-0900 Sun An Sea Property Mgmt..(619) 298-4160 SunRidge Properties, Inc... (858) 578-3600 Sunrise Management Company AMO.......... ............................................... (858) 751-6330 Sunset View Apartments | Greystar............. ............................................... (760) 433-2900 SVN Asset Advisory Group.(858) 452-9100 T Team Bourda Incorporated.(858) 279-6265 Thatcher Properties, Inc.... (619) 286-4250 The Atherton....................... (619) 691-7733 The Dylan............................. (760) 439-2752 The Enclave at Menifee(Sentinel Real Estate)................................... (951) 679-5100 The Hanover Company...... (713) 267-2100 The Helm Management...... (619) 589-6222 The Legacy Real Estate Company................. ............................................... (619) 980-7467 The Lofts at 677 Seventh | Greystar.............

(619) 696-8096 The Premiere Residential, LLC.....................

(858) 455-7711 The Terraces........................ (760) 735-5140 TLC Real Estate and Property Management, Inc................ (951) 505-9627 Torrey Pines Property Management...........

(858) 454-4200 Trilar Management Group.(760) 929-4940 Trinity Property Consultants........................ ............................................... (949) 299-0812 Tuscany Hills Apartments | Euston Management........................ (760) 744-9339 U UDR, Inc.............................. (720) 283-6120 52 | RentalOwner November 2018

V Valor Property Management..................... ..............................................(619) 988-3444 Verge Apartments | Greystar..................... ..............................................(619) 677-6426 Villages of Bonita Glen......(619) 371-3245 Vista Pointe Apartments(RCMI)................ ..............................................(951) 894-2439

Willin Properties................(619) 298-0500 Winn Residential................(559) 435-3434 Z Zimmerman Property Management......... ..............................................(619) 546-5361

W Waterton Residential| River Oaks.............. ..............................................(760) 721-8585 West Park Apartments | Greystar.............. ..............................................(619) 223-7777 Whispering Oaks Apartments | Greystar.. ..............................................(760) 471-1262

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4.1 Million Print and Digital users with The San Diego Union-Tribune Rental Directory.

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

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CBRE.........................................................(858) 449-9484 Chase Commercial Term Lending.......(619) 464-0573 Edward Jones..........................................(619) 660-9060 PGIM Real Estate Finance.....................(858) 275-5066 Point Loma Credit Union......................(858) 243-7471 Woodbury Financial..............................(619) 559-8164 Best Security & Fire Products..............(760) 781-5700

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Fitness Equipment & Sales

Advanced Exercise ................................(858) 205-5800 Opti-Fit.....................................................(619) 822-7370 Technogym.............................................(201) 247-5735

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iSuite360..................................................(800) 217-2169

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ABI Multifamily......................................(858) 256-7690 Doug Taber - Real Estate Broker..........(619) 483-1031

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Alliance Environmental Group, Inc.....(877) 858-6220 American Technologies Restoration...(858) 530-2400 Central Valley Environmental San Diego...................... ..................................................................(619) 838-4035 Envirocheck............................................(858) 952-6368

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Best Rate Repair.....................................(619) 229-0116 Life Deck/Pacific Pebbles......................(619) 262-8600 Medrano Co.............................................(619) 264-3434

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Best Rate Repair.....................................(619) 229-0116 Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc... ..................................................................(858) 679-9928

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

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3 in One Bathtub and Kitchen Refinishing Inc............. ..................................................................(619) 575-9253 American Bathtub Refinishers.............(619) 265-9200 Bill Howe Plumbing, Inc........................(619) 286-6348 Calbath.....................................................(949) 263-0779

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

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Pacific Mercantile Bank........................(858) 342-8410 American Bathtub Refinishers............ (619) 265-9200 Citiwide Restoration..............................(858) 231-2801

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FastEvict.com Law Group......................(800) 686-8686 Genesis Credit Management................(310) 857-0272 Kimball, Tirey & St. John LLP...............(619) 234-1690 Ram Jack Pacific.....................................(619) 726-0052 Saber........................................................(800) 922-2488

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FACS.........................................................(510) 266-4600

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OliverMcMillan Foster LLC.................. (619) 321-1111

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

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

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Brook Furniture Rental.........................(858) 271-0107 Cort Furniture Rental............................(858) 549-0800

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Pack It Movers........................................(619) 305-6972 Priority Moving..................................... (858) 689-2525 Republic Moving & Storage................. (619) 591-0070

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Aztec Landscaping Inc...........................(619) 464-3303 City Wide Cleaning Services, Inc......... (619) 938 2600 DAPA Janitorial Services.......................(619) 221-9292 GMI Cleaning-Security..........................(858) 244-7860

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A Plus Tree Care, Inc..............................(866) 815-2525 Aztec Landscaping Inc...........................(619) 464-3303 BrightView..............................................(858) 208-6394 Christian Landscape Company.............(619) 291-8678 LaBahn's Landscaping...........................(619) 579-9151 Landcare Logic........................................(858) 560-8555 Landscapes USA......................................(619) 458-8055 Liberty Landscaping, Inc........................(951)683-2999 M. C. Contracting Service.....................(619) 282-3083 MSE Landscape Professionals, Inc.......(760) 743-4127 New Way Landscape and Tree Service.(858) 505-8300 Pacific Green Landscape, Inc................(619) 390-9962 So Cal Tree Care, Inc..............................(888) 706-8733

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

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

54 | RentalOwner November 2018

Corky's Pest Control..............................(800) 901-1102 Dewey Pest Control................................(760) 744-3173 Innovative Pest Solutions ....................(800) 871-9878 Lloyd Pest Control..................................(800) 570-2847 Terminix Commercial...........................(619) 861-9534

PGS

AEI Corporation......................................(949) 474-3070

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Air Temperature Specialists.................(888) 588-1602 ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc........................(619) 286-6348 Mega Western Sales...............................(310) 323-7900 Pacific Drain and Plumbing..................(760) 436-8600 Southwest Environmental, Inc............(800) 307-5700 Workright Property Services Inc.........(858) 751-6312

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Texacraft ............................................... (800) 327-1541

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Gardner Outdoor and Pool Remodeling........................ ................................................................. (619) 593-8880

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Ratio Utility Billing Systems

Livable......................................................(877) 789-6027

Real Estate

ABI Multifamily......................................(858) 256-7690 ACI Apartments......................................(619) 299-3000 Doug Taber - Real Estate Broker..........(619) 483-1031 Real Property Advisors.........................(707) 573-9273 SVN Vanguard........................................(619) 658-1113 Voit Real Estate Services.......................(858) 453-0505

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Renovations & Remodeling

AAA Refinishing Corp............................(800) 456-1492 Best Rate Repair.....................................(619) 229-0116 Bill Howe Plumbing, Inc........................(619) 286-6348 Interstate Restoration Group...............(714) 978-6400 Larry O'Dell Construction.....................(619) 501-5252 McMillin Contracting Services............(619) 401-7000 One Call Construction Services, LLC...(602) 558-6485

Renters Insurance

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

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Advanced Pipe, Restoration & Repipe.(888) 445-8720 Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348

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

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

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

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A-1 All American Roofing Company...(858) 537-5177 Commercial & Industrial Roofing........(619) 465-3737 Diamond Roofing...................................(619) 295-3110 DILS Roofing & Exteriors......................(760) 727-6000 Eberhard Benton Roofing Co................(619) 291-6340 Preman Roofing/Solar..........................(619) 276-1700 Premium Roof Services, Inc.................(619) 239-8880 Roofing Specialists of San Diego..........(858) 922-5903 RSI Roofing & Solar................................(858) 278-7200 Sully-Jones Roofing................................(800) 611-3110

Security Deposit

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

Security Guard Patrol

Bald Eagle Security Services, Inc........ (619) 230-0022 City Wide Protection Services, Inc..... (619) 938-2333 Signal 88 Security of San Diego............(619) 363-7233

Guardian Water & Power......................(877) 291-3141 Livable......................................................(877) 789-6027 Minol USA................................................(888) 766-1253 Multifamily Utility Company...............(800) 266-0968

Security Services

Telephone Services

California Safety Agency.......................(866) 996-6990 City Wide Protection Services, Inc......(619) 938-2333 GMI Cleaning-Security..........................(858) 244-7860 JDS Security.............................................(619) 781-8694 RBW Security..........................................(619) 255-7626 Security First..........................................(619) 243-3992 Stealth Monitoring................................(214) 341-0123

Seismic Retrofit

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

Sewer & Drain Line Video

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530

Signs and Banners

Sign Bracket Store..................................(888) 919-7446 United Design Group.............................(619) 490-6173

Slab Leaks

Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348

Smoke Alarm Compliance

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

Smoke Free Housing

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

Tenant Screening

CIC ............................................................(800) 288-4757 Moco Inc................................................. (800) 814-8213

California Sub-Meters...........................(858) 571-8999 Conservice Utility Billing & Mgmt......(602) 481-7440

Resident360.............................................(855) 360-9327

Window Coverings

Towing Services

Window Washing

Expedite Towing....................................(619) 255-7179 S&S Towing.............................................(619) 818-3648 Western Towing.....................................(619) 297-8697\

Trauma Scene Clean Up

Bio-One San Diego..................................(858) 939-9985

Tree Services

Arborwell.................................................(888) 969-8733 Aztec Landscaping Inc...........................(619) 464-3303 So Cal Tree Care, Inc..............................(888) 706-8733

Horizon Professional Window Cleaning, Inc.............. ................................................................. (858) 248-1870

Windows

Milgard Manufacturing - Temecula... (951) 334-1584 Newman Replacement Windows........ (760) 438-8080 Western Window Sale & Install.......... (858) 569-5091

Wood Damage Repair

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

Video Surveillance

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

Water Conservation

Water Damage Restoration

Submetering / Billing Services

Web Services

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

Software

Park Locker............................................(559) 722-5068

Air Temperature Specialists.................(951) 894-6832 Bill Howe Plumbing, Inc........................(619) 286-6348

Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Specialty Apartment Supply............... (877) 630-2275

California Sub-Meters...........................(858) 571-8999 Livable......................................................(877) 789-6027

Storage

Water Heaters

Termite Control & Repair

American Lung Association..................(619) 297-3901 RealPage, Inc.......................................... (877) 325-7243

Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove........................................................(858) 527-1144

Bill Howe Plumbing, Inc........................(619) 286-6348 Bonded Inc..............................................(858) 576-8400 Generation Contracting & Emergency Services, Inc... ..................................................................(858) 679-9928 Restoration Management Company...(858) 935-1170 Servpro of Point Loma..........................(619) 275-2802 SERVPRO of San Diego City SW & SERVPRO of Centre City/Uptown.....................................(619) 269-5004

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credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification November 2018 RentalOwner | 55

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56 | RentalOwner November 2018

paving 15 AMS Paving 858-880-6133 pest control BC Corky's Pest Control 800-333-7138 27 Innovative Pest Solutions 800-871-9878 22 Lloyd Pest Control 800-223-2847 plumbing 24 ASAP Drain Guys and Plumbing 619-581-2127 18 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe property management IFC Harland Property Management 858-367-0343 refuse removal 36 Dependable Disposal 619-460-3551

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Kristy Blair, CCIM Executive Director CCIM Board of Directors Member, SDCAA (619) 464-1597 kristy.blair@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Terms and conditions subject to commitment letter. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2017 FDIC data. Š2018 JPMorgan Chase & Co. All rights reserved. Chase is a marketing name for certain businesses of JPMorgan Chase & Co. and JPMorgan Chase Bank, N.A., Member FDIC. 427567

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