Southern California Rental Housing Association Rental Advisor Magazine

October 2020

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

SCRHA Voter Guide

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CONTENTS OCTOBER 2020

Industry Voices 7 2020 Voter Guide SCRHA 2020 Election

26 Asbestos Removal During Renovation & Demolition SCRHA White Paper

23 Landlord/Tenant Q&A

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

31 Interesting Uses of Asbestos throughout History and Today Jamie Leonhardi, Superior Abatement Services, Inc. Building Maintenance

37 Connect in A Virtual World

SCRHA Membership Committee Networking

In Every Issue 3 4 11 15 44

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

Use A Member First

51 Business Directory: Property Management Companies 53 Business Directory: Suppliers 56 Advertiser Index Search the Online Business Directory at socalrha.org.

2020 OFFICERS

President Kendra Bork, Cambridge Management President Elect Lucinda Lilley, FBS Property, AMO Vice President John Modlin, GRI, Independent Owner Secretary Aiesha Blevins, Greystar Treasurer Abigail Rex, American Asset Management Legislative Chair Shannon Kelly, Independent Owner Immediate Past President Scott Cook, CPM, SVN Asset Advisory Group

2020 DIRECTORS

Allison Pfister, GreyStar Athan Ranglas, R&V Management Buck Buchanan, Owner Carla Azevedo-Taber, Progress Management Gail Miller, Lincoln Military Housing Hojjat "Tom" Tamar, Owner Jay Lopeman, BG Multifamily Kurt Sullivan, Douglas Allred Company Melissa Deen, Sunrise Property Management Nichole Lawhon, Apartments.com Scott Ledesma, Generation Contracting & Emergency Services Todd Henderson, Owner

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

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

ASSOCIATION STAFF

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

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

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Our Address

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

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

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

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

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

Kendra Bork

2020 President Southern California Rental Housing Association

H

ow are you? It’s a question I asked 6 months ago when the pandemic started, hoping that the societal and economic interruptions accompanying it would be brief. I’m sure you agree that the recent decisions made by the federal and state government in the last few months leave with us with conflicting and confusing information since I asked the question months ago.

So, I’d like to add another question now. How can we help you?

SCRHA is here to help you understand your updated responsibilities as a housing provider and help you navigate the changes in effect now, and those that are still yet to come. Your membership gives you access to email alerts for up-to-date information and action opportunities, educational classes to help you understand new changes, and forms and white papers to help you integrate those changes into your day-to-day management.

As a SCRHA member, you are a part of a community of almost 1,500 managers, owners, and suppliers in Imperial, Riverside, and San Diego Counties. You are also members of the National Apartment Association (NAA) and California Rental Housing Association (CalRHA). These organizations facilitate legislative advocacy at the national and state levels on our behalf allowing us to participate and keeping us informed about the latest news affecting our industry in California and around the country.

Given the recent decisions made by government, it’s critical that our voices be heard in November – not just by voting No on Proposition 21, but also by supporting candidates that recognize our important role in providing housing and support the work that we do. The candidates we select this November will affect the real estate industry for the next 2 or 4 years and beyond. Please use this

opportunity to research the candidates and the issues that are important to both you and the rental housing industry and make an educated decision before casting your ballot.

While much of the focus has been on advocacy and policy this year, SCHRA has so much more to offer.

As we move past the election, I encourage you to get involved: • Join a committee. SCHRA offers a variety of options – marketing, assisting with events, education, and member engagement; you are sure to find something to fit your skills and interests.

• Take a class or seminar. SCHRA offers classes on fair housing, management and operations and law, legislation and regulatory issues. We also offer credentials to help you learn best practices and advance your career, such as the National Apartment Leasing Professional (NALP), Certified Apartment Manager (CAM), Certified Apartment Supplier (CAS), Certified Apartment Portfolio Supervisor (CAPS), and Certificate for Apartment Maintenance Technicians (CAMT).

• Network and connect with fellow members at our events like our Virtual Happy Hours and New Member Orientations.

• Marketing and sponsorships. SCRHA provides members numerous opportunities to promote and showcase their product or service through advertising and sponsorships.

We know the SCRHA community grows stronger whenever members help each other and work together. Please keep listening and asking, “How are you doing? or “How can I help you?” If you know an owner, property manager or business in our industry that would benefit from being a member, please refer them to the SCRHA. Be healthy, be safe, and thank you for being an SCRHA member.

October 2020 socalrha.org | 3

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

W

e are in the middle of unprecedented times and government has taken extraordinary and unprecedented measures to protect public health and safety. We can only hope the decisions made by elected officials will address the needs of as many people as possible. We have reacted with cheers or jeers to their decisions.

We know and understand that no law or policy is perfect and that the process for making laws and regulations can be mystifying. But let's face it, some of the decisions coming from government have been downright atrocious in 2020. Now may be the moment to say, "Stop. Please do no more harm.

Stop making the situation worse! Everyone is hurting, everyone is affected by the crisis, everyone needs help!"

According to the Merriam-Webster Dictionary, the definition of a Taking is, 1) "A seizure of private property or a substantial deprivation of the right to its free use or enjoyment that is caused by government action and especially by the exercise of eminent domain and for which just compensation to the owner must be given according to the Fifth Amendment to the U.S. Constitution."

2) The wrongful acquisition of control over property (as in larceny) or a person."

See what I am getting at? We understand the government is doing what it can to prevent things from becoming worse, but the government is not addressing the needs of all people. There must be balance, parity and equity. The belief among some lawmakers if you own rental property, is you're wealthy and you don't need help.

provide healthy and safe homes for families in this state. Unfortunately, some decisionmakers appear to believe otherwise. They think landlords can absorb the cost and expense of operating their properties for months, if not years, without any income and not be negatively impacted.

With AB 1482, the eviction moratoriums and now with AB 3088, California government essentially has taken control of your rental properties without proper compensation. That taking could be permanent if voters approve Proposition 21. That is not only not fair, but it is not lawful. Somehow some think it is acceptable for government to take your private property and deprive you of your livelihood.

We must tell government from this point forward that more laws like AB 3088 are not acceptable, will make the housing crisis worse and deny more Californians access to housing. Vote on Tuesday, November 3, 2020 and tell everyone you know to vote. Contribute your time, expertise and money, do everything you can to support the SCRHA and the rental housing Industry. Please read our Voter's Guide on page 7 and on the SCRHA website at socalrha.org. Vote for the candidates endorsed by the SCRHA, and vote "No" on Proposition 21.

We cannot bring the change we want unless we create that change ourselves and together. All of us have a critical role on November 3 and beyond.

Don't be afraid to ask for help. Help those who need it or help them find someone who can. Support one another by doing business with one another.

Stay healthy and safe. Contact us if you need assistance. We thank you and appreciate your membership and support.

It takes a lot of hard work to make money to acquire property, but it takes more money to keep and maintain property, especially if you own or rent out property in California. It takes a lot of money to 4 | Southern California Rental Housing Association Rental Advisor October 2020

October 2020 socalrha.org | 5

New to rental operations and property management?

Learn how to be a success!

Independent Owner 101 Certification The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn Independent Owner 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Asbestos Awareness: Even though the use of asbestos was banned in 1989, more than 1.3 million workers still face significant asbestos exposure risk on the job. This course covers basic asbestos repair techniques as well as guidelines for asbestos removal.

Conflict Resolution: Learn four ways to respond to any conflict, and when to use each approach in a property management environment: improved listening skills, negotiation techniques, and how to work with a coworker to solve a disagreement.

Curb Appeal and General Exterior: This course identifies what curb appeal is and its importance in rental housing.

Maintenance and Resident Retention: In this course, you will learn why maintenance matters in retention, how to perfect your maintenance process and ways to enable maintenance success.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals, including emotional support animals, creates challenges for many owners. They affect an owner’s ability to apply rules and policies to the requesting resident’s animal. Additionally, they expose owners to possible fair housing complaints.

Preventive Maintenance: All rental housing, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention, a dwelling will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your rental property and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the rental housing industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This two-part series will be held in person at Southern California Rental Housing Association and includes new Fair Housing laws for 2020.

6 | Southern California Rental Housing Association Rental Advisor October 2020

2020 VOTER GUIDE

ELECTION DAY NOVEMBER 3RD VOTE NO ON RENT CONTROL OPPOSE – PROPOSITION 21 The measure would change the Costa-Hawkins Rental Housing Act of 1995 and allow local governments to adopt rent control ordinances on single family homes and eliminate vacancy decontrol. Rent control could also apply to newer buildings if passed. Vote No!

State Offices Assembly District 71 Assembly District 75 Assembly District 76 Assembly District 77 Randy Voepel Marie Waldron Melanie Burkholder June Cutter Council District 1 Council District 5 Council District 7 Will Moore Joe Leventhal Noli Zosa County Board of Supervisors County Supervisor, District 2 County Supervisor, District 3 Joel Anderson Kristin Gaspar

San Diego City Council Offices Mayor Barbara Bry Council District 1 Council District 5 Council District 7 Will Moore Joe Leventhal Noli Zosa

SCRHA will be sharing more endorsements in the near future.

Please look for updates on the SCRHA website and in our email communications.

October 2020 socalrha.org | 7

8 | Southern California Rental Housing Association Rental Advisor October 2020

October 2020 socalrha.org | 9

New to property management? Learn how to be a success!

Property Management 101 Certification

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn the Property Management 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Advanced Closing Techniques: Are you closing 100% of the customers who visit your community? In this course, you will grow your skill set as you master fundamental and advanced closing techniques. Learn how body language, storytelling, and follow up techniques are crucial to a successful close.

Customer Relationship Management: Customer Relationship Management is a customer-focused business philosophy that emphasizes personalized service to inspire customer loyalty. In this course, you will explore the development, characteristics, and considerations of this philosophy.

Advanced Leasing: Whether you have leased ten or ten thousand apartment homes, we know you will benefit from the real-life leasing lessons included in this course.

Successful completion of this course will help you to expand and enhance your leasing skills and become a Leasing Leader.

Leasing 101: This course is intended as an introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career.

In this course, you will learn the characteristics of a Leasing Leader, including dress code guidelines, presentation techniques, overcoming objections, and continued learning.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals– including emotional support animals–create challenges for many apartment owners. They affect an owner’s ability to assess pet deposits and fees and to apply rules and policies to the requesting resident’s animal.

Additionally, they expose owners to possible fair housing complaints.

This course will address those issues; specifically, what the implementation of federal policies looks like in practice.

Preventive Maintenance: All apartment communities, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention to those maintenance requirements, a community will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your community and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the property management industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This twopart series will be held in person at Southern California Rental Housing Association.

10 | Southern California Rental Housing Association Rental Advisor October 2020

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REGIONAL

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LEGISLATIVEUPDATE

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Riverside County allocated new funding to build Houses and Apartments

The Southern California Association of Governments (SCAG) announced last month that member agencies based in Riverside County will be eligible to receive $23 million from the state’s new Regional Early Action program. $23 million of the $47 million will be allocated to Riverside County, Western Riverside Council of Governments (WRCOG) and the Coachella Valley regional planning agency.

SCAG is made up cities, counties and subregional agencies in Los Angeles, Orange, Riverside, San Bernardino and Ventura Counties. Funds from the Regional Early Action program is intended to increase single and multifamily housing construction and help agencies and jurisdictions achieve their individual Regional Housing Needs Assessment (RHNA) goals.

Individual housing projects, hiring staff and activities associated with planning and implementing housing elements, zoning ordinances to accommodate more housing and establishing regional housing trust funds can apply for the funds. The program began accepting applications for the funding on September 17; the deadline is December 1. Projects and activities

that receive the funding must be completed by June 23, 2023. https://patch.com/california/palmdesert/homeapartment-construction-rivco-eligible-vie-dollars

Carlsbad approves updates Accessory Dwelling Unit Ordinance and Community Plans Carlsbad City Council last month voted to approve new zoning and municipal codes for Accessory Dwelling Units (ADUs) along with amendments to the Village and Barrio Master Plan and Local Coastal Program.

The new amendments conform city’s codes with state laws to encourage the construction ADUs as well as more options to more affordable housing.

ADUs and Junior Dwelling Units (JDU) can be built on single-family or multi-family lots or added existing buildings. For example, the amendments allow homeowners to add a junior dwelling unit up to 500 square feet to a single-family home or a detached ADU up to 1,200-square feet on a lot. New ADU and JDU units still must adhere to zoning, height, landscaping and other architectural guidelines.

October 2020 socalrha.org | 11

California Department Housing and Community Development (HCD) will review the city’s new changes to see if the amendments conform with state guidelines. Carlsbad will have thirty days to respond to HCD after the department completes its review. Carlsbad will decide if it will amend its ordinances more or adopt them as is if HCD rules the amendments do not comply with state law. Carlsbad could be violation of state law if its amendments do not comply with state law. https://thecoastnews.com/carlsbad-updatesmunicipal-code-to-align-with-states-new-grannyflat-laws/

Cathedral City to phase out Vacation Rentals by 2023; Critics vow Legal Action

Cathedral City leaders on September 8 voted unanimously to phase out all short-term vacation rentals located in certain neighborhoods by 2023. The Council voted in August to approve the first reading of the ordinance. In July and August meetings, the city council agreed to phase out the rentals by 2022, increased fines and penalties for rental violating city rules and add more restrictions to operation of vacation rentals. The city council concluded no matter the level of regulation and enforcement will be adequate in solving the problems related to shortterm vacations rentals in residential neighborhoods; therefore, all such rentals must cease operations by 2023.

On September 8, the city council voted to extend the phase out to 2023. The council also approved new fees and increased fines for violation. Vacation rentals must pay an annual $1,950 registration fee and rentals under homesharing agreements must pay $525. Registered rentals that violate city rules will be fined $1,000 for the first offense, $3,000 for 2nd, and $5,000 for the 3rd offense. Unregistered rentals will face fines of $5,000, $10,000 and $15,000 for each subsequent offense. Individuals who false claims also will face fines of $100 for the first, $250 for second and $500 for third offense. The fees and fines collected will pay administration of 24/7 enforcement and coordination of the program and 4 additional non-sworn police officers. The ordinance takes effect in thirty days after its adoption.

Proponents for vacation rentals turned out to voice their displeasure with the city council alleging the council violated Brown Act noticing rules by substantially changing the ordinance between first and second readings, and members were prejudicial against vacation rentals from the beginning ignoring owners who operated their rentals responsibly and the positive comments about rentals in the task force report. Opponents of the ordinance stated they plan take legal action against the city, but no legal challenges were filed when this article was published. https://www.desertsun.com/story/ news/2020/09/09/cathedral-city-votes-phase-outshort-term-rentals-2023/5766519002/

Desert Spring approves Immediate Moratorium on Vacation Rentals

The City of Desert Springs on September 10 approved an urgency ordinance placing an immediate 45-day moratorium on issuing new permits to short-term vacation rentals in the city. Desert Springs already adopted an ordinance in November 2017 phasing out all vacation rentals located in R-1 and R-2 neighborhood zones

by December 31, 2019. Vacation rentals located in PR Zoned 12 | Southern California Rental Housing Association Rental Advisor October 2020 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

areas and Housing Associations were still allowed to operate with a permit.

The city council said the moratorium was necessary to study its current policy and investigate complaints filed by residents regarding several rentals located in one particular neighborhood. The residents filing the complaint requested the city council enact a moratorium and approve an ordinance to phase out all rentals operating in the Hovley West Neighborhood within one year. The city staff also may look at vacation rentals located in PR zoned areas but are not located in gated communities.

Debate over Oceanside’s Measure L leads to wider debate over housing

Oceanside residents will vote on Measure L on November 3. If Measure L receives voter approval, it will allow development of a proposed 585-home project called North River Farms located in the predominantly agricultural area of South Morro Hills community. That argument has stirred a greater debate in Oceanside over housing production, RHNA process, and where and what kind of housing should be built.

Proponents of the development contend it will help Oceanside achieve its stated housing goals in the next Regional Housing Needs Assessment (RHNA) with 858 new homes. Since the North River Farms project was proposed several years ago, opponents have been active in trying to stop the North River Farms project in previous years claiming the project is too large and dense a project and out of character with the South Morrow Hills Community and that the project does adhere to “Smart Growth” principles. The Oceanside City Council earlier this year voted to accept rezone of the approximately 177 acres where the project is proposed to be built allowing the project’s developer to place the Measure L on the city’s ballot.

The SCRHA does not have position on Measure L, but it does in principle support policies and projects that increase the supply of housing in the Imperial, Riverside and San Diego regions.

The SCRHA has made a number of endorsements in city, county and state races, measures, and propositions. Members can find the SCRHA November 3, 2020 Voter’s Guide on page 7 of this issue.

The San Diego Association of Governments (SANDAG) approved the sixth cycle of the Regional Housing Needs Assessment (RHNA) in July. The RHNA dictates how many new houses each jurisdiction must build according to income level during 2021-2029 cycle.

RHNA process determines how many new homes each jurisdiction must build according to current population size, forecast for potential population growth, amount of developable land and proportion of income levels. The sixth cycle requires Oceanside to plan and build 1,268 units for very-low incomes, 718 units for low-income, 883 for moderateincome, and 2,574 units for above moderate-income households for a total 5,443 homes.

Oceanside earlier this year began working on updating its Housing Element and General Plan in anticipation of the new RHNA numbers. The Housing Element and General Plans are strategies adopted by counties and government determining how it plan to accommodate for future growth and where and what kind of housing will be needed.

October 2020 socalrha.org | 13

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Effective Ways to Save Money and Conserve Water During COVID-19 and Beyond Healthy Offices and Buildings in the Time of COVID-19 Helpful Leasing Tools & Digital Trends Amidst COVID-19 Providing Customer Service During Tough Times Risk Management in a Crisis and How to Respond in a Situation Like COVID-19 Check out these great classes and more at your convenience!

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California

CAPITOL NEWS

By Southern California Rental Housing Association Governor Signs the Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020

Monday, August 31, was the last day of session and the final opportunity for the legislature to pass bills on to the Governor. AB 3088 (Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020) passed out of the Senate midday and the Assembly passed the bill just before 10 p.m. Governor Newsom signed the bill. The bill will take effect immediately as an urgency measure. SCRHA remains concerned that this bill does not do enough to provide actual financial relief to keep tenants in their homes and property owners in a position to continue to provide housing.

SCRHA is still analyzing the bill and will immediately begin work to create or update forms as needed. Here are the major components of the bill:

• There are two separate repayment periods under the bill. ◌ The “protected period” is for rent due between March 1, 2020, until August 31, 2020. This period requires a property owner to provide a written declaration form to renters informing them that they have rental payments due, but cannot be evicted if they attest that they have a COVID-19 financial hardship. Only tenants who make at or above 130% Area Media Income (AMI) are required to provide additional proof of hardship.

130% AMI is determined by what has been published by the Department of Housing and Community Development in the Official State Income Limits for 2020, for the county in which the residential rental property is located. Once confirmed, SCRHA will publish the amounts specific to Imperial, San Diego, and southern Riverside counties. ◌ The “transitional period” applies to rent October 2020 socalrha.org | 15

due between September 1, 2020, until January 31, 2021. During this period, a renter who has not made rental payments cannot be evicted if they pay 25% of their rent either monthly or in the aggregate by January 31, 2021.

• Renters are still responsible for repaying unpaid rent, but it cannot be the basis of an eviction through January 31, 2021.

• The bill provides that, until February 1, 2025, a small claims court has jurisdiction in any action for recovery of COVID-19 rental debt, regardless of the amount demanded and would provide that a claim for recovery of a COVID-19 rental debt is exempt from the prohibition on filing more than 2 small claims actions. ◌ Small claims court is an option. A rental housing owner can still file a lawsuit in the civil division of the Superior Court. Rental housing owners desiring to recover unpaid rent should consult with their attorney as

to the benefits and risks of proceeding in small claims court.

• Evictions to protect health and safety will be allowed.

• Evictions that began prior to March 1, 2020 may proceed.

• In order to evict a renter on or after February 1, 2021, property owners must give a 15-day written notice (not including weekends and judicial holidays).

• The bill provides limited preemption from local eviction moratoriums. Any extension, expansion, renewal, reenactment, or new adoption of an existing local rent moratorium, that occurs between August 19, 2020, and January 31, 2021, shall have no effect before February 1, 2021.

• Mortgage forbearance is provided, but on a very limited basis for owners of small rental properties only. ◌ The first lien mortgage or deed of trust is secured by owner-occupied residential real property containing no more than four dwelling units. “Owner-occupied” means that the property is the principal residence of the borrower and is security for a loan made for personal, family, or household purposes --or-◌ The first lien mortgage or deed of trust is secured by residential real property that is occupied by a tenant, contains no more than four dwelling units, and meets all of the following conditions: • The property is owned by an individual who owns no more than three residential real properties, or by one or more individuals who together own no more than three residential real properties, each of which contains no more than four dwelling units.

• The property is occupied by a tenant pursuant to an applicable lease.

16 | Southern California Rental Housing Association Rental Advisor October 2020

• A tenant occupying the property is unable to pay rent due to a reduction in income resulting from the novel coronavirus.

• The bill directs the State Consumer Services and Housing Agency to work on a rent assistance program, something that SCRHA has been asking for since the pandemic began.

The Governor’s office has committed to working on a rental assistance program in the future, pending federal funding.

SCRHA will continue to provide updates and inform members when new forms are available.

Thank you again to all those who wrote to their elected officials this legislative session. The final outcome may not have been as we hoped, but your voice helped stop far worse legislation.

Learn more about AB 3088 and access additional resources online at socalrha.org. If you are a member with additional questions, call our operational advice line at 858.751.2201.

MAKE YOUR VOICE HEARD

Southern California Rental Housing

Association is dedicated to advocating on behalf of the rental housing industry.

Your voice is critical to the process.

Sign up for Action Alerts and legislative updates to help us make a difference.

Sign up today to support the Southern California Rental Housing Association's advocacy efforts.

socalrha.org

SCRHA MENTORSHIP PROGRAM Successful leaders know that their value comes from inspiring others and helping others succeed in their business. The Mentorship Program offered by the Southern California Rental Housing Association is a value-added program that helps new members successfully engage in the Association to grow as a leader.

Email membership@socalrha.org or call 858.278.8070 to get matched with an experienced mentor. Your mentor will then contact you directly to discuss your needs.

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Landlord/Tenant

Questions and Answers

By Ted Kimball, Esq., Kimball, Tirey & St. John LLP How long do I have to mail the a substantial amount of damage. not request a security deposit of tenant the itemized security The fire department concluded more than one month’s rent for an deposit? the tenant was at fault. Can he be unfurnished unit, and two month’s liable for my deductible? And, can rent for a furnished unit, effective You need to send an accounting I take it out of his deposit?

January 1, 2020. for the use of the security deposit within 21 days from the date you Yes, in fact he is responsible for We normally keep original rental took back possession. If you do all losses suffered (your insurance agreements, however, when would not have all of the amounts or company may want to pursue a copy not suffice? receipts in time, you should give him). the tenant an estimate and then The court requires the original send the final amount within 14 What are we allowed, by law, to unless it is lost; so you have to days after you receive the final charge a tenant for a security either produce it or testify under amounts and/or receipts. deposit? penalty of perjury that the original was lost without fraudulent intent.

Is there a state law that requires a You are allowed to charge up to Court action is the main reason landlord to professionally clean a twice the amount of the monthly why you should keep originals. carpet prior to reoccupancy? rent as a security deposit so if the rent is $1000, you can charge up We have been asked if the No, however the tenant is to $2000 for your deposit. If the applicants have three days to obligated to leave the premises in property is furnished, you can change their mind after signing a the same state of cleanliness that charge three times the amount lease without being penalized, but the carpet was in when the tenant of the rent. You can also charge we do not know the law on this moved in. an additional half-month’s rent matter. as a security deposit if there is a There is no grace period in I have a tenant who caused a fire waterbed. If the unit is rented to California for residential tenants in an apartment which resulted in a service member, landlords may to change their mind. Once the October 2020 socalrha.org | 23

lease is signed, they are bound.

Holding deposit agreements often provide for a three day period for applicants to change their mind.

However, that is not required by law, and won’t apply once a lease is signed.

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers.

Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www. kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website

UPDATED OPERATIONAL ADVICE SYSTEM We are experiencing a high number of calls requesting Operational Advice.

Due to the high volume of calls, we will be instituting a new voice message system to better handle the demand.

Starting October 1, please call (858) 751-2201 for Operational Advice and leave a detailed voice message. The new system will help ensure the first-come first-served policy associated with operational calls, allowing for prompter service.

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

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

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

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

"I grew up in this association, my mother is a member as well. I continually gain knowledge and advice from the Association.

Whether it is a class, the staff, the Rental Advisor Magazine, I am never without resources to protect my investments."

Otto Emme - Owner 24 | Southern California Rental Housing Association Rental Advisor October 2020

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Š Zazamaza | Dreamstime.com

San Diego County Air Pollution Control District Rule 1206 –

Asbestos Removal during Renovation & Demolition

A White Paper from Southern California Rental Housing Association What you need to know about the SDAPCD Asbestos Rule...

In November 2017, The San Diego County Air Pollution Control District (APCD) adopted new Rule 1206 with regards to asbestos testing prior to renovation and demolition. Read below for more important details!

Who is Impacted?

Under the rule, most properties are impacted. The District defines regulated structures, namely residential facilities, as any building, condominium, or apartment that contains more than four dwelling units.

Additionally, a group of buildings located on the same property,

managed by a common entity, falls under the rules. This means a single-family home with a granny flat or duplex in the back is considered a regulated residential facility.

survey shall be maintained onsite for the duration of the renovation and/or demolition operation and shall be made available to the District upon request. Read Rule 1206 in its entirety.

What is Required of a Property Owner/Manager?

A facility survey must be conducted prior to renovation or demolition of 100 square feet or more in 365 days or one calendar year, and prior to submitting a "Notice of Intention Form" to the APCD. Persons conducting facility surveys shall have taken and passed a current EPA-approved Building Inspector Course.

A complete copy of the facility

*Please note: These regulations apply regardless of property/ building age. Read the Compliance Advisory for Asbestos Removal Practices at Condominiums and Apartments.

26 | Southern California Rental Housing Association Rental Advisor October 2020

What must be Submitted to the APCD? A Notice of Intention form for renovation or demolition must be submitted to the APCD along with fees. The notice must be postmarked or delivered 10

days before any work begins. Fees are outlined in District Rule 40, beginning on Page 12.

Here is a summary: 1. Renovation Operations (excluding residential buildings having four or fewer dwelling units): o ≥100 sq. ft. to 500 sq. ft. = $451 o 501 to 2,000 sq. ft. = $529 o 2,001 to 5,000 sq. ft. = $609 o 5,001 to 10,000 sq. ft. = $671 o >10,000 sq. ft. = $746 2. Planned (Annual) Renovation Operations (add to appropriate renovation operation fee listed above) = $90 3. Emergency Renovation Operations (add to appropriate renovation operation fee listed above) = $90 4. Demolition Operations: Regulated Asbestos Containing Material (RACM) sites or NonRACM sites or sites with no asbestos present = $535 5. Emergency Demolition Operations (add to demolition operation fee listed above) = $90 6. Revised Notification Fee for Renovations, Demolitions, Planned Renovations, and Emergency Operations (NOTE: a revision is defined as a change in the original start date or when the amount of asbestos changes by greater than or equal to 20%.) = $44 Notify the County of San Diego Air Pollution Control District for demolition or renovation operations subject to the Asbestos Rule by mailing or hand-delivering the notification form to the District at 10124 Old Grove Rd, San Diego, CA 92131, online or via email.

The notification must be postmarked or delivered at

least ten working days before demolition, asbestos stripping, removal work or any other activity begins (such as site preparation that would break up, dislodge or similarly disturb asbestos material).

In order for the notification to be considered valid appropriate fees must be included with all submitted notifications and revisions within one working day of the effective date of the notification. The District now accepts all major credit cards, including Visa, MasterCard, American Express and Discover with a 2.2% service fee. For those paying by credit card, notifications can be faxed to (858) 586-2651.

What About in an Emergency Situation?

Emergency Renovation or Emergency Demolition notifications shall be submitted and approved by the District prior to the close of business of the next working day after the start of any emergency renovation or emergency demolition.

The following situations are defined in Rule 1206 as emergencies: “Emergency Renovation Operation” means an unplanned renovation operation resulting from a sudden, unexpected event that, if not immediately attended to, presents a safety or public health hazard. This includes, but is not limited to: (i) Renovations due to fire, water, or earthquake damage; or (ii) An unanticipated discovery of RACM during renovation, demolition, or construction activity; or (iii) The conversion of previously

nonfriable asbestos containing material to friable material during the course of the renovation; or (iv) Operations necessary to protect equipment from damage.

Section (b)(1)(i) of Rule 1206 states that survey requirements do not apply to a facility when: The renovation of a facility involving the disturbance of any combination of building materials in any consecutive 365-day period totaling less than 100 square feet on facility components, and less than 20 cubic feet for materials removed from facility components where the area could not be measured prior to removal, stripping, or disturbance.

Emergency Plumbing Situations A survey is required if a plumber needs to disturb 100 square feet or more of building materials in order to repair a leak or if the building materials disturbed by the plumber push the total amount of building materials disturbed at the facility during any consecutive 365-day period to 100 square feet or more.

Where Can I Find More Information?

More information can be found on the Air Pollution Control District website, including frequently asked questions.

For more information, contact the Compliance Division at (858) 586-2650 or apcdcomp@sdcounty. ca.gov.

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October 2020 socalrha.org | 27

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The Mystery Mineral

Somewhere over the Rainbow: © Vickifrance | Dreamstime.com

Interesting Uses of Asbestos throughout History and Today

Picture this: a young girl from Kansas is far from home and following a yellow path to find her way back. She is accompanied on her travels by some unusual companions. One lacks courage, one has little smarts and the last is searching for a heart. They band together to fight off a wicked green villain to make it back home. Most would immediately recognize this reference is to The Wizard of Oz, a classic movie starring Judy Garland from the 1940’s. What most people don’t know is this movie is a prime example of one of the many uses asbestos has had throughout history. In the poppy field scene, Glenda the Good Witch counteracts the powers of the Wicked Witch’s sleeping curse with snow fall. The beautiful white particles coating the set are actually 100% industrialgrade chrysotile asbestos fibers.

This method of creating “snow” can also be seen falling as Bing Crosby sings “White Christmas” in Holiday Inn. Yes, asbestos fibers were literally being blown through closed movie sets while actors played in the hazardous material!

Jamie Leonhardi, Superior Abatement Services, Inc.

The use of asbestos in different products began much before Dorothy found herself somewhere over the rainbow. Historians have shown asbestos fibers were used in the Stone Age to make wicks, lamps, and candles.

Ancient Egyptians also wove cloths out of the fibers to wrap the bodies of embalmed Pharaohs as a means of protecting them from deterioration. It is thought the word “asbestos” is of Greek origin stemming from the word “sasbestos” which means inextinguishable, an ode to the mineral’s incredible fire-retardant properties. During Greek and Roman times these unbelievable characteristics were used as entertainment. Members of the upper class would throw their tablecloths woven from asbestos into the fire following glutinous dinner parties and watch the food and stains disappear while the cloth remained un-scorched. This came to be a common method for leaders to convince guests and the lower class they possessed supernatural powers, thus increasing their power and rule.

Asbestos was also used in more

recent history. During the 1950s, asbestos was not only used as a movie prop, the material could be found in many household items including oven mitts, hair dryers, and baby blankets. In addition, women’s cosmetics often contained asbestos due to asbestos mines naturally occurring near talc mines (a mineral commonly found in makeup). The Marvel Universe even capitalized on the incredible properties of asbestos, creating a comic character called, “Asbestos Lady,” whose powers included using asbestos based costumes as protection from her arch nemesis, “The Human Torch”, a superhero who could engulf himself in flames and control any fire nearby.

Eventually Asbestos Lady would be sent to prison and ultimately succumb to Mesothelioma at age 45, presumably due to long-term asbestos exposure.

In the property management and restoration industry, we often come across homes containing asbestos based building materials, or homes we have all come to describe has being “hot.” But, what is this mystery material

October 2020 socalrha.org | 31

we’ve all come to fear? Asbestos is a naturally occurring mineral composed of bundles of fibers that can be separated into thin, durable threads. Picture microscopic dental floss, or cotton candy being stretched thin. These fibers are resistant to heat, fire, and chemicals and do not conduct electricity. For these reasons, asbestos has been used widely in many industries throughout history. In the United States, asbestos can most commonly be found in commercial and household building materials installed from the 1950s through the late 1970s. Although asbestos is not mined or used to produce building materials in the United States, we do still import asbestos containing drywall from Canada and Mexico. Rules and regulations restrict the improper removal and disposal of asbestos containing materials, but it is not illegal to

import them.

So, what’s the big deal? Due to the discovery of the adverse health effects from exposure to asbestos containing materials, several laws and bans on improper disposal of asbestos were passed to improve building standards and prevent exposure. For many decades, the government, schools, property managers and homeowners have used a "Manage in Place" strategy to control asbestos issues. Most often asbestos materials are sufficiently contained within walls or covered by sealants. However, during an unexpected event like a flood, fire or home improvement project gone awry, improper handling of asbestos materials can create hazards for occupants and contaminate the environment.

Even more concerning is the fact that different California counties have different regulatory

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32 | Southern California Rental Housing Association Rental Advisor October 2020

compliance for how asbestos is handled. If you find yourself dealing with disturbed asbestos, please contact a certified abatement specialist. The fines and liability are extremely severe and can be avoided with educating yourself, your staff and only allowing properly educated and certified vendors to work on your projects. Having a solid team in place to address this hazardous material will put you on the yellow brick road to safe property restoration.

Article Sources King, D., 2020. History Of Asbestos. [online] Asbestos.com. Available at: <https://www. asbestos.com/asbestos/history/> [Accessed 8 September 2020].

Marvel Entertainment. n.d. Asbestos Lady Powers, Enemies, History | Marvel. [online] Available at: <https://www.marvel.com/ characters/asbestos-lady> [Accessed 8 September 2020].

© Syda Productions | Dreamstime.com

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Before deploying FiltaShield, Filta completes a detailed threat analysis to determine the level of cleaning, sanitization and any additional steps necessary, to protect against harmful bacteria, germs, and viruses. Filta technicians are specially trained in identifying at-risk areas and will pay particular attention to any specific high-touch areas. Finally, the Filta technician educates staff on how to keep businesses clean while maintaining high sanitization standards.

October 2020 socalrha.org | 33

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Advertise with SCRHA Reach Your Target Audience

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Rental Advisor Magazine reaches the hands of Southern California Rental Housing Association members who own or manage more than 150,000 units in Southern California.

Distributed in print and available online, your advertisement increases visibility with independent property owners, managers, and community leaders throughout the region.

34 | Southern California Rental Housing Association Rental Advisor October 2020

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments.

With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

Only 9 cents of every $1 are returned to owners, including the many apartment owners who are themselves small businesses and rely on this revenue to make ends meet, and investors, which include public pensions and 401ks, on which many Americans relyâ&#x20AC;&#x201D;whether or not they reside in rental housing.

Approximately 39 cents of every $1 pays for the mortgage on the property.

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

10 cents of every $1 is spent

on capital expenditures, including roof and HVAC replacement and other important repairs that help ensure quality housing for Americaâ&#x20AC;&#x2122;s 40 million rental housing residents.

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

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

Between mortgage payments and investor returns, which help support many Americansâ&#x20AC;&#x2122; retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize.

Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

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Connect in A

Virtual World

By SCRHA Membership Committee Virtual Happy Hour Take a traditional happy hour online to build relationships and connect with industry colleagues.

A virtual happy hour is most successful with an activity such as a game (trivia or scavenger hunt) or a cocktail lesson or tasting.

To facilitate conversation, try to keep the group small with no more than ten people. Try for an early evening start and keep the program short and sweet!

Virtual Leadership & Brainstorming Sessions Help build career skills with virtual leadership and brainstorming sessions that aren’t industry specific. Hire a facilitator to ask interesting questions or lead a discussion. Popular topics include: developing an elevator pitch for Zoom, building your business, and marketing shifts.

Drive-Thru Lunch or Treat Treat your clients (or residents) and support a local business with a drive-thru lunch or treat! Pizza parties and ice cream remain a big hit. Trouble finding the room in your budget? Think about partnering with a small business to make a difference.

Morning Coffee While it’s more difficult to meet up at a local coffee shop, you can still treat a prospective client to their morning coffee. Simply send an online gift card to arrive before your video conference.

Sponsor an Education Course Partner with the Association to provide valuable Education Courses to members!

Send A Treat by Mail Whether you support the local community by sending a sweet

treat from a local bakery or brighten up someone’s home office by sending a houseplant plant or “hang in there” gift box from Etsy, you’ll make an impression and create a connection.

Get Outdoors Celebrate and deepen connections in the great outdoors. You can get creative together and invite your colleagues to an outdoor art class or partner with a local yoga studio or gym for an outdoor class.

Not your cup of tea? Explore the local area by going for a hike while wearing masks!

Celebrate The Holidays Get together over the holidays by hosting a Halloween Trunk or Treat, Thanksgiving Pie Party, or organize a Christmas Give-Back for a local charity.

October 2020 socalrha.org | 37

Congratulations to all Mark of Excellence 2020 Nominees. You are the true "Mark of Excellence" in our industry, and we are proud to recognize your accomplishments.

Employee Support and Wellbeing CompanyNEW Alliance Residential Company American Assets Trust Greystar Industry Partner - COMPANY City Wide Cleaning Services, Inc City Wide Protection Services, Inc Generation Contracting & Emergency Services, Inc. San Diego Backflow Testing, Inc. The Phoenix Staffing Industry Partner - INDIVIDUAL Erica Duncan, The Phoenix Staffing Hojjat (Tom) Tamar, City Wide Protection Services, Inc. Jen Snyder, San Diego Backflow Testing, Inc. Robert Preciado, City Wide Protection Services, Inc. Scott Staples, City Wide Protection Services, Inc. Sophie Rosado, City Wide Cleaning Services, Inc. Leasing Professional of the Year 1-100 Units Ramona Chavez, Breeze Hill | Sunrise Management Company AMO Leasing Professional of the Year 101-300 Units Alenor Chapman, Colonnade at Fletcher Hills | Alliance Residential Alex Alcon, Braodstone Maker's Quarter Christopher Grundon, One Paseo | Greystar Jennifer Salini, Palisade at UTC | Greystar Jorge Gomez, Point Bonita | Greystar Lisa Dapkus, Monarch Buena Vista | Greystar Malissa Dy, One Paseo | Greystar McKenna Goodwin, EV Lofts | Greystar Mia Bradford, One Paseo | Greystar Spencer Smith, Alexan Rivue | Greystar Leasing Professional of the Year 301+ units Brad Holmes, R & V Management Christopher Hoggatt, Greenfield Village | R & V Management Ciara Arnette, Mission at Sunbow | R & V Management

Denise Schneider de Moreno, R & V Management Erik Rimmer, West Park Apartments | Sudberry Genevieve Gundogar, West Park Apartments | Sudberry Gustavo Escareno, The District | Greystar Jordan Bartlette, R & V Management | Vora Lamanda Heflin, Canterra | Alliance Residential Lori Williams, The Orchard | Sunrise Management Company AMO Nicole Liverpool, Pacific Ridge Apartments | American Assets Trust Raja Deva, Casas | R & V Management Sonia Ray, Loma Palisades Apartments | American Assets Trust Zinnia Hernandez, Park Point | R & V Management Maintenance Supervisor of the Year 1-100 Units Jose Ponce, Whispering Oaks Apartments | Greystar Vladimir Mechkarov, Garden Apartments | Sunrise Management Company AMO William Matthews, SALT | Greystar Maintenance Supervisor of the Year 101-300 Units Bryan Cisneros, EV Lofts | Greystar Donnell St. Germain, Mariposa Apartments | Sunrise Management Company AMO Eduardo Garcia, Rolling Hills Gardens | Greystar Enrique Rodriguez, Park Diplomat | Sunrise Management Company AMO Joe Petruccelli, Braodstone Maker's Quarter | Alliance Residential Jonathan Villa, Imperial Beach Gardens | American Assets Trust Peter Acosta, Anden | Greystar Raymond Tate, Dylan Point Loma | Greystar Richard Buchan, Sunrise Management Company AMO Roman Lopez, Breeze Hill | Sunrise Management Company AMO Maintenance Supervisor of the Year 301+ Units Albert Ramirez, Boardwalk at Millenia | Greystar Denis Korotchenko, Domain | Greystar Dionisio Ivey, American Assets Trust

38 | Southern California Rental Housing Association Rental Advisor October 2020

Dustin Peek, The Orchard Apartments I & II Enrique Meza, Canyon Park | Sunrise Management Company AMO Felipe Casas, Loma Palisades Apartments | American Assets Trust Humberto Caselis, The District | Greystar Jason Accardo, Loma Palisades Apartments | American Assets Trust Jese Tovar Vargas, Progress Management Co. Jonathan Franco, Circa 37 | Sudberry Jose Arreguin, Broadstone Coronado on the Bay | Greystar Larry Hayden, Tenth and G |Greystar Louis Lopez, Sunrise Management Company AMO Narcisco Corona, West Park Apartments | Sudberry Tyler Gilberg, Loma Palisades Apartments | American Assets Trust Vincent Rodriguez, Alexan ALX | Greystar Maintenance Technician/Porter of the Year 1-100 Units Juan Gonzalez-Brito, Parkview Terrace | Sunrise Management Company AMO Maintenance Technician/Porter of the Year 101-300 Units Gary Paul, Avino | R & V Management Jose Morales, Shirley Heights | Sunrise Management Company AMO Miguel Ortega, Pacific Pointe | Sunrise Management Company AMO Rick Arnold, Imperial Beach Gardens | American Assets Trust Maintenance Technician/Porter of the Year 301+ Units Al Montes, The District | Greystar Danny Escamilla, Legacy | R & V Management | Legacy Erik Lugo, Missions at Rio Vista | R & V Management Franklin Mota, West Park Apartments | Sudberry Herbert Rivers, Domain | Greystar Javier Navarro, The Orchard | Sunrise Management Company AMO Jesse Jimenez, Mission at Sunbow | R & V Management

Jesus Lopez-Rosete, Pacific Ridge Apartments | American Assets Trust Joaquin Gonzalez, La Jolla Blue | Alliance Jose Serrano, Bella Terra | R & V Management Josue Lopez, Missions at Rio Vista | R & V Management Juan Romero, Mission at Sunbow | R & V Management Noah Bedsworth, Pacific Ridge Apartments | American Assets Trust Tony Maldonado, Casoleil | R & V Management Property Management Company of the YearNEW Greystar R & V Management Sudberry Properties, Inc. Property Manager/Multi-Site Manger of the Year 1-100 Anna OCampo, Whispering Oaks Apartments | Greystar Armand Albaniel, Broadstone Balboa Park | Alliance Residential Blair Madrid, Santa Fe RV Park | American Assets Trust Cadence Noble, Villa Pacifica | Sunrise Management Company AMO Cynthia Sandoval, Parkview Terrace | Sunrise Management Company AMO Daniel Quijada, Garden Park Apartments | Sunrise Management Company AMO Joi Carota, Villas at La Costa | Sunrise Management Company AMO Karina Roman, Salerno | R & V Management Marilyn Martin, SALT | Greystar Maurine McCrory, Progress Management Co. Michaela Draper, Ocean Air | R & V Management Neila Martinez, Rock Springs East | Sunrise Management Company AMO Patricia Diaz, Sunrise Management Company AMO Robin Griffin, Park East | Sunrise Management Company AMO Sharon Reo, Dailey Court Apartments | Sunrise Management Company AMO Tara Slayton, Fanita Meadows Zornista Georgieva, Garden Apartments | Sunrise Management Company AMO Property Manager/Multi-Site Manager of the Year 101-300 Aimee Sowa, Entrada | Alliance Residential Alicia Tarkhani, Sycamore Hills Village | Sunrise Management Company AMO Alicia Teed, Current | Alliance Residential Alison Herburger, Rolling Hills Gardens | Greystar Anabel Jaimes, Progress Management Co. Angela May, AV8 | Greystar Blanca Carrillo, Torrey Pines | Sunrise

Management Company AMO Bridget, Nobel Court | R & V Management Brieanna Nielsen, Altura | R & V Management Caroline Aguirre, Progress Management Co. Heather Courtright, Pierside South | Greystar Heather King, Signature Point | Alliance Residential Jazmin Phillips, Alexan Rivue | Greystar Jennifer Willoughby, Dylan Point Loma | Greystar Jennifer Thomas, Contessa and Marquiz at Otay Ranch | Alliance Residential Jessica Collins, Avino | R & V Management Jessie Lucero, Imperial Beach Gardens | American Assets Trust Justy (Jay) Tevid, Broadstone Little Italy | Alliance Residential Kelly White, Pacific Pointe | Sunrise Management Company AMO Kelsey Kugler, Jefferson Pacific Beach | Greystar LaToya Ray, Progress Management Co. Marissa Campos-Perez, Parkway Club | R & V Management / Parkway Club Michael Brown, Braodstone Maker's Quarter | Alliance Residential Samantha Acosta, Rosina | R & V Management / Rosina Shelly Mitchell, Sola at Pacific Highlands Ranch | R & V Management Silvia Penrod, Progress Management Co. Tabitha Minor, Anden | Greystar Traci Rivera, Alexan Rivue | Greystar Veronica De Santiago, Esprit | R & V Management Property Manager/Multi-Site Manager of the Year 301+ Units Allison Pfister, The District | Greystar Amanda Davidson, West Park Apartments | Sudberry Ana Matusik, The District | Greystar Bernard Viluan, Mission at Sunbow | R & V Management Brandy Blazen, Greenfield Village | R & V Management Carrie Ann Stubner, One Paseo | Greystar Chris Misenol, Park Pointe | R & V Management Dominique Montoya, Boardwalk at Millenia | Greystar Emily Guzman, Forest Park | Alliance Residential Hanz Palacios, Sunbow | R & V Management Jessica Massa, West Park Apartments | Sudberry Joanne Atto, Park Pointe | R & V Management Judith Savage, Canterra | Alliance Residential Kimberli Reising, The Orchard | Sunrise Management Company AMO Kimberly Diaz, Loma Palisades Apartments | American Assets Trust Laura Vargas, Metro | R & V Management

Monica Hurtado, Artesa Menifee Town Center | Greystar Nicole LeBlanc, Tenth and G | Greystar Property of the Year 1-100 Units Mission Arbor | Sunrise Management Company AMO Gardens Apartments | Sunrise Management Company AMO Ocean Air | R & V Management Paseo Village | Sunrise Management Company AMO Pine Vista | Sunrise Management Company AMO Salerno | R & V Management SALT | Greystar Property of the Year 101-300 Units Alexan Rivue | Greystar Altura Carmel Valley | R & V Management Anden | Greystar Avino | R & V Management Braodstone Maker's Quarter | Alliance Residential Broadstone Little Italy | Alliance Residential Creekside Apartments | Progress Management Co. EV Lofts | Greystar Imperial Beach Gardens | American Assets Trust Jefferson Pacific Beach | Greystar Palisade at UTC | Greystar Pierside South | Greystar Rolling Hills Gardens | Greystar Sola at Pacific Highlands Ranch | R & V Management Solaire | Greystar Tavera | R & V Management The Landing at Ocean View Hills | R & V Management The Residences at Escaya | Alliance Residential Torrey Pines Village | Sunrise Management Company AMO Property of the Year 301+ units Boardwalk at Millenia | Greystar Broadstone Coronado on the Bay | Greystar Circa 37 | Sudberry Domain | Greystar Loma Palisades Apartments | American Assets Trust One Paseo | Greystar Pacific Ridge Apartments | American Assets Trust RiverEdge Terrace | R & V Management The District | Greystar The Orchard Apartments I & II | Sunrise Management Company AMO West Park Apartments | Sudberry

October 2020 socalrha.org | 39

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

(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor October 2020

Welcome New Members INDEPENDENT OWNERS Alan Pickering Allison Vosskuhler Amy Shipley Anastasia Caso Angeli Fo Boselli Residential DAA Realty Holdings, Inc. Diane Bliss Eric Lieizke Gravity | Fairfield

Gustaf Svahn Joey Johnson John Sachs Maria Sanding Mr. Alan Michael Mr. David H. To National CORE Park Crest | Fairfield Residential Ritchie & Ritchie Watson Properties

SUPPLIERS Elden Realty Advisors, Inc. Mays Furniture Straitline Painting, Inc.

PROPERTY MANAGERS The Club at Enclave | Baldwin & Sons

October 2020 socalrha.org | 41

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

socalrha.org 42 | Southern California Rental Housing Association Rental Advisor October 2020

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

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

1966 1967 1971 1975 1976 1976 1976 1976 1976 1977 1978 1981 1982 1985 1985 1986 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988 1988

WASH Multifamily Laundry Systems Sun An Sea Property Mgmt.

Alliance Investment Corp.

Edward R. Mateer Carl Folsom Sr. Chris Espineli Fran Myrose Raymond Waligorski Vernon and Judith Au CULTR 1, LP Professional Real Estate Management William and Charleen Duke Bill Howe Plumbing, Inc. Gary Gentile Josie Rhodes Donna Golich 40th Street | R.A. Snyder Properties 4110-4114 1/2 Arizona Street| R. A. Snyder Properties 4768 Arizona| R. A. Snyder Properties, Inc. 7th Avenue| R.A. Snyder Properties, Inc. 8th Avenue| Spanish Court| R. A. Snyder Properties Alabama Street| R. A. Snyder Properties Inc. Albatross| R. A. Snyder Properties Inc. Apache Village | R.A.Snyder Properties Balboa Plaza | R.A. Snyder Properties Campus Avenue| R. A. Snyder Properties, Inc. Canyon Breeze| R. A. Snyder Properties, Inc. Capri Villa| R. A. Snyder Properties, Inc. Casa Escondida| R. A. Snyder Properties, Inc. Casa Helena| R. A. Snyder Properties, Inc. Chateau Vue| R. A. Snyder Properties, Inc. Cleveland House| R. A. Snyder Properties, Inc. Colonial House| R. A. Snyder Properties, Inc. Hamilton Street (CSP)| R.A. Snyder Properties Inc. Hilltop Terrace| R. A.Snyder Properties, Inc. Kansas Apartments| R. A. Snyder Properties, Inc. Lincoln Heights| R. A. Snyder Properties, Inc. Linda Vista Village| R.A. Snyder Properties, Inc. London Terrace| R. A. Snyder Properties, Inc. Mission Chateau| R. A. Snyder Properties Inc. Monterey Apartments| R. A. Snyder Properties, Inc. Oak Creek| R. A. Snyder Properties, Inc. Oliver I |R. A. Snyder Properties, Inc. Oliver II |R. A. Snyder Properties, Inc. Park Blvd & Polk Ave| R. A. Snyder Properties, Inc. Pennsylvania Avenue| R. A. Snyder Properties, Inc. Shadow Glen| R. A. Snyder Properties, Inc Summit Park| R. A. Snyder Properties, Inc.

1988 Taft Avenue | R.A. Snyder Properties 1988 The Village at Rancho San Diego | R. A. Snyder Properties, Inc. 1988 Utah Street Apartments | R.A. Snyder Properties 1988 Villa Serena | R.A. Snyder Properties 1988 Vista Del Mar | R.A. Snyder Properties 1988 West Street | R.A. Snyder Properties 1988 Windsong Apartments | R.A. Snyder Properties 1989 George B. and Shirley Ann Parham 1990 Don Riggs 1992 600 Front Investments, L. P. 1993 ABB Management 1993 A.F. Carlucci 1993 Judy Simeroth 1993 Wintercrest Village 1994 Lakewood Villa Townhomes 1994 Richard Porter 1995 Robert Kronemyer 1995 San Diego Realty Services 1996 Evelyn Shea 1996 Susan Tucker 1998 SEA Property Management Co. AMO 1998 Kennedy Electric 1999 Megan Court Apartments 1999 Richard Schneider 2000 David Rodriguez 2000 J & C Carpet Company 2000 Rodgers Professional Service 2000 S.O.S. Management & Property Services, Inc. 2001 Lee Carver 2002 Bruce Sato 2002 Debra E. Adams 2003 Robert Curtis 2004 Albert C. Myrick, Jr. 2004 Delta Southern Properties Corp.

2004 Gerald and Betty Star 2006 Francisco Real 2006 Keith Mulfinger 2006 RIO Company 2008 Barbara Immonen 2008 Krystof Pavek 2008 Leonard & Shelly Pool 2008 Pravada at Grossmont Trolley| Greystar 2008 Tammy Seelinger 2009 Barry S. Spooner 2009 Kenneth W. Ralph 2009 Lagarda Enterprises, LLC 2010 McMillin Contracting Services

*A member must have continuous membership, without lapses to appear on the Honor Roll. If at any time membership lapsed, and rejoined later, or if it was merged or were taken under new ownership, they will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at llee@socalrha.org October 2020 socalrha.org | 43

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

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

7 OCT

9:00a-11:00a

9 OCT

12:00p-1:00p

12 OCT

11:00p-12:00p

IROC: Ask an Attorney

The 30th Annual San Diego County Apartment Perspective

The Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020 Webinar

14 OCT

14 OCT

14 OCT

8:30a-10:30p

10:00a-12:00p

10:00a-12:00p

Membership Meeting & Legislative Update

IROC: Noticing Tenants Series

Member Orientation

16 NOV

16 NOV

17 NOV

8:00a-5:00p

Certified Apartment Portfolio Supervisor (CAPS)

ICON KEY

8:30a-5:00p

Certified Apartment Maintenance Technician (CAMT)

Independent Property Owners

Active Shooter on The Property with Sergeant Joshua Dafoe

Property Managers

44 | Southern California Rental Housing Association Rental Advisor October 2020

11:00p-12:00p

Suppliers

Featured Event Mark of Excellence Virtual Awards Ceremony December 3, 2020 Celebrate the essential workers of the rental housing industry during the Mark of Excellence Virtual Awards Ceremony. Visit socalrha.org for details!

15 OCT

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

12 NOV

3:00p-4:00p

Fair Housing Presented

by CSA San Diego County

8 DEC

8:30a-3:30p

Maintenance 101 Training Series: Make Ready Maintenance and Kitchen Appliance Repair

3:00p-4:00p

Smoke-Free Multi-Unit Housing Virtual Training

17 DEC

9:00a-11:00a

Tips & Tricks of Property Management

Save Your Seat!

October 2020 socalrha.org | 45

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

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

Chase Bank-Kristy Blair Team

socalrha.org 46 | Southern California Rental Housing Association Rental Advisor October 2020

S O U T H E R N C A L I F O R N I A R E N T A L H O U S I N G A S S O C I A T I O N

VIRTUAL AWARDS CEREMONY DECEMBER 3, 2020 Sponsorship Packages $1,500 One 30-second video One live congratulations Two Facebook posts leading up to the event $1,000 One 30-second video Two Facebook sponsor posts leading up to the event $500 Two Facebook sponsor posts leading up to the event

800+ Average Attendees No Limit for Virtual Event!

1,800

+

Faceb ook Follow ers

SOCALRHA.ORG

October 2020 socalrha.org | 47

â&#x20AC;&#x153;SDRentPros truly values being a member of Southern California Rental Housing Association. The professional resources it provides are unmatched by any other organization. The resource of its members and education in all aspects of rental housing assists our company with many different needs. We proudly support their staff and their leadership in providing Legislative Advocacy and support for our industry. We strongly suggest to all of our affiliate Brokers and owners to be a member of this association.â&#x20AC;?

Colleen McDade, SDRentPros Email publications@socalrha.org to share your testimonial.

"I have remained a member of the Southern California Rental Housing Association for the education and networking opportunities and - it's comforting to know there is a smart group of people at work every day to ensure my industry has a voice in this turbulent legislative and political environment."

Doug Taber, CCIM Apartment Consultants, Inc.

SCRHA Ad - 04-24-19.pdf 1 4/24/2019 4:43:16 PM

"Years ago, young and both working, we tried to live on one working income. Soon we could afford living in our duplex, renting the other half.

The rental duplex then bought us to a small home for our new family. The rents were aiding us as Mom now was not working.

10% Discount For SCRHA Members!

Next, a larger home was bought -- now for four children. Then rents from the duplex and small home later paid for four college educations after Mom returned to work.

Now elderly and retired, we have sold the larger home and movmed back to the smaller one, using those added funds, plus duplex rents, to live on.

SDIAA

Now you can see why rental ownership is impotant."

Independent Owners in San Diego County

48 | Southern California Rental Housing Association Rental Advisor October 2020

Members of the Southern California Rental Housing Association can save on resident screenings from InfoLink. As a valued partner with the Association, InfoLink provides our members with simple risk assessments and comprehensive full credit reports at member pricing. Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

Please note the maximum amount you can charge for a resident screening report is $52.46.

Screening Packages Custom-Formatted Credit Profile

Specially Designated Nationals Search (OFAC)

Social Security Verification

Eviction/Civil Record Search

National Criminal Database*

Rental Verification

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Complete with Criminal Web $47.68

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Pre-Employment Web: $34.10

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Phone: $47.91

Additional Services County-Level Criminal Search (One County/One Name)

$16.00

Risk Assessment (Available to users receiving the full credit report who would like to receive the assesment) On-line Application Fee

$3.40 $2.40

Report Mailing

$4.20

Report Format Change (To receive report in a different format than initial request)

$4.20

Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

October 2020 socalrha.org | 49

Connect Archives Missed an important article? Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine.

Newsletters Our Weekly Update is delivered to your inbox every Wednesday.

The email contains critical legislative updates, and current events happening at the Association. Sign up at socalrha.org.

Visit socalrha.org to find online resources for members. Whether you want to register for upcoming classes and events, download rental forms, or search our directory for new vendors, you'll find everything you need on our website.

Be sure to log in to your account to access members-only resources.

Call 858.278.8070 to reset your login credentials.

socalrha.org 50 | Southern California Rental Housing Association Rental Advisor October 2020

Follow Us Keep up with the Association on your favorite social media platform. Our Twitter feed (@ SoCalRHA) is where you can follow breaking news and our Instagram feed (@SoCalRHA) chronicles our classes and events. Like us on Facebook (facebook.com/ and LinkedIn for event updates and breaking news. Use #socalrha to share your content with us!

Keep in Touch Send us your insights on the rental housing industry or involvement with the Association.

Email publications@socalrha.org with "Letters to the Editor" in the subject line.

Mail Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 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 Avenue 5......................................(206) 582-3333 B Barone Galasso & Associates, Inc..................... ........................................................ (619) 855-5241 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood | MRoland Management................. ..........................................................(619) 501-2838 CBRE Multifamily..........................(619) 572-7727 CFI-Capital Growth, Inc............. (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179 Crestmont Property Management Inc.................. ......................................................... (619) 522-0377

D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Essel Manager, Inc......................(619) 239-4300 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 Point Loma.....................(619) 223-6577 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Integrity Plus Property Management................ ....................................................... (619) 546-4999 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J Jensen Properties.....................(858) 449-7294 JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768

K Kevin Robinson.......................... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L L.E.W. Management................... (619) 440-8915 Land Trek Property Management...................... ...................................................... (760) 758-6000 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property..................... (817) 795-4900 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 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| PeĂąasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 Reliable Realty.............................. (951) 696-9090 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 October 2020 socalrha.org | 51

Richman Property Services.........(813) 262-0401 River Bank Village | Winn Residential................... ........................................................... (951) 695-0120 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1044 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 Seventh & G|Greystar................ (619) 696-8096 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 T Team Bourda Incorporated... (858) 279-6265

Thatcher Properties, Inc..........(619) 286-4250 The Apartment Company....... (858) 688-9307 The Hanover Company.............(713) 267-2100 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities (408) 614-5587 The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 Tyco Property Management .... (619) 425-1017 U UDR, Inc....................................... (720) 283-6120 V Valor Property Management................................... ...........................................................(619) 415-7616 W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434

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

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The SCRHA forms, specialized training, and whitepapers are priceless. If we need help, [the staff] is always ready to assist. Simply stated, our membership with [The Southern California Renal Housing Association] helps me sleep better.”

Erik Collins - JDI Management Company

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socalrha.org 52 | Southern California Rental Housing Association Rental Advisor October 2020

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange Services, & Trust Services

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

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 Zillow Group............................................(206) 757-4830

Air Conditioning

Boiler Repair

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

Brokerage

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

Cabinet and Countertops

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

Cable Television

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

Carpet Cleaning

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

Carpet Sales & Flooring

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

America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Interior Logic Group..............................(858) 496-5222 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc.............................(619) 477-7000

Apartment Marketing

Cleaning & Janitorial Services

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

Apartment Brokerage/Sales

Market Apartments................................. (801) 676-1684

Appliance Leasing

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

Appliance Maintenance & Repair

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

Atlas Property Service......................... (858) 386-4578 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 Sunset Commercial Services...............(877) 536-2777

Coin-Operated Laundry Equipment

Appliance Parts & Repair

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

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

Appliance Sales

Collections

Expressions Home Gallery................ (800) 550-4227 R & B Wholesale Distributors, Inc... (909) 230-5400

Asphalt & Asphalt Maintenance

AMS Paving, Inc...................................... (858) 880-6133 Aztec Paving, Inc.................................... (619) 465-9813

Attorneys-At-Law

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

Backflow Testing

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

Banks

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

Construction and Remodeling

Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 PrimeCo ●▲............................................. (800) 881-8067 Workright Property Services Inc.......... (858) 751-6312

Construction Management

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657 XPERA Group.......................................... (858) 284-4710

Courtesy Patrol

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

Chase Commercial Term Lending..... (619) 464-0573 HomeStreet Bank..................................(858) 223-2900 Opus Bank...............................................(949) 251-8250

Deck Coating

Bathroom Refinishing

Drain & Sewer Cleaning

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

Bathroom Remodeling & Refinishing

American Bathtub Refinishers............(619) 265-9200 Bill Howe Plumbing, Inc........................ (619) 286-6348

Bathtub Liners

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

Bed Bug Services

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

Bee Removal

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

Blinds

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

Life Deck/Pacific Pebbles....................(619) 262-8600 Medrano Co..............................................(619) 264-3434 Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

Pinnacle Emergency Services............(877) 673-9059

Employment Agency

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

Environmental: Asbestos/Lead/ Mold

American Technologies Inc ★●▲....... (619) 458-5979 FACS ★●▲................................................(510) 266-4600

Evictions

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

Exterminators

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

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

Symons Fire Protection........................ (619) 588-6364 Telgian Corporation ★●▲....................(877) 835-4426

Fitness Equipment & Sales

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

Flood Damage

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

Floor Coverings

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

Furniture Rentals

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

General Contractors

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

Heating & Air Conditioning

Air Temperature Specialists..................888-588-1602 Bill Howe Plumbing, Inc....................... (619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Human Resources

San Diego Employers Assoc ★........ (858) 505-0024

Insurance

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

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

Electrical Contractors

Internet Advertising Service

Education

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

Electronic Key Access

Apartments.com................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155

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

Internet Service Provider

Emergency Service Flood/Fire

Janitorial Services

American Technologies Inc ★●▲....... (619) 458-5979 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 Paul Davis Emergency Services..........(951) 444-8794

Cox ........................................................... (858) 836-7582 Atlas Property Service......................... (858) 386-4578 Aztec Landscaping Inc.......................... (619) 464-3303 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

October 2020 socalrha.org | 53

DAPA Services, Inc. "Customized Cleaning Solutions"...........................................................(619) 221-9292

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

Kitchen Remodeling

Plumbing

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

Landscape Maintenance & Service

BrightView............................................... (858) 208-6394 LaBahn's Landscaping............................ (619) 579-9151 Landsystems - A Monarch Landscape Company......... ..................................................................... (213) 369-2414 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service.......................... ...................................................................(858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc.......... (858) 751-6312

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

Lenders

Property Management Software

Leak Detection

Arbor Realty Trust, Inc......................... (503) 939-0837 Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

Locksmith

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

Maintenance & Repair

Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116

Maintenance Supply

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

Purchasing

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

Ratio Utility Billing Systems

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

Real Estate

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

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

Security Services

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

Seismic Retrofit

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

Sewer & Drain Line Video

ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Slab Leaks

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

Smart Technology

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

Solar

Current Home........................................... (951) 852-6813

Submetering / Billing Services

California Sub-Meters........................... (858) 571-8999 Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027

Telephone Services

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

Remote Video Monitoring

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

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

Market Research

Renovations & Remodeling

Tenant Screening

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

Marketing & Advertising

RentVision................................................ (402) 617-8368

Mold Inspections & Remediation

Bill Howe Plumbing, Inc........................ (619) 286-6348 Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 Urban Renovation & Construction West (DBA: URC West,Inc).................................................... (760) 451-8921

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

Termite Control & Repair

Best Rate Repair.......................................(619) 229-0116 Truly Nolen................................................ (760) 291-1985

American Technologies Inc ★●▲....... (619) 458-5979 Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration............................... (858) 231-2801 FACS ★●▲................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928

Rent Guarantor

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

Trauma Scene Clean Up

Mystery Shopping

Repiping

Tree Services

Paint Manufacturers & Supplies

Reputation Management

Ellis, Partners in Management Solutions......................... ....................................................................(972) 256-3767 Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925

Painting

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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

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

Pest Control

Corky's Pest Control................................(800) 901-1102

Insurent.......................................................(646) 843-1713

Renters Insurance

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

Resident Retention

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

Resident Surveys

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

Roofing

A-1 All American Roofing Company.... (858) 537-5177 ADCO Roofing & Waterproofing ★●▲............................. ....................................................................(949) 374-4580 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Security Deposit

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

Security Guard Patrol

Bastion Security..................................... (800) 783-5700

54 | Southern California Rental Housing Association Rental Advisor October 2020

Towing Services

Western Towing..................................... (619) 297-8697 Hoarding Solutions ..................................(619) 771-1792 Arborwell................................................. (888) 969-8733

Water Conservation

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

Water Damage Restoration

Bill Howe Plumbing, Inc........................ (619) 286-6348 Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services...........

(858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802

Water Heaters

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

Window Coverings

Bonded Inc............................................. (858) 576-8400 G. B. Sales............................................... (858) 571-3600

Window Washing

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

Windows

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

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

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

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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 October 2020 socalrha.org | 55

ADVERTISER Index air duct cleaning IBC Kay Properties & Investments (855) 899-4597 air duct cleaning 5 Redi Carpet 800-734-6801 bathroom remodeling 21 American Bathtub Refinishers 619-265-9200 bathtub liners 21 American Bathtub Refinishers 619-265-9200 bathtub refinishing 21 American Bathtub Refinishers 619-265-9200 carpet cleaning 5 Redi Carpet 800-734-6801 carpet sales 5 Redi Carpet 800-734-6801 cleaning 33 Filta 619-573-0403 concrete services 24 Precision Trip Hazard Removal 760-658-6116 damage restoration 12 Pacific Coast Construction 760-298-3170 deck coatings & waterproofing 12 Pacific Coast Construction & Water Proofing 760-298-3170 14 Medrano 619-264-3434 electrical contractors 14 Kennedy Electric 619-464-6568

pest control BC Corky's Pest Control 800-333-7138 IFC That Guy 844.484.2848 plumbing 48 ASAP Drain Guys and Plumbing 619-581-2127 property management software 28 Yardi 800-866-1144 real estate management 8 Griswold Real Estate Management 858-597-6100 security patrol 16 Signal 88 Security of San Diego 619-363-7233 sidewalk repair 24 Precision Trip Hazard Removal 760-658-6116 tenant screening 55 Infolink Resident Screening 888.762.7313 towing 13 Western Towing 619-297-8697 utility billing system 18 Livable 877-789-6027 water heaters 48 ASAP Drain Guys and Plumbing 619-581-2127 windows 36 Newman Replacement Windows 619-677-6511 760-764-4553

general contractors 12 Pacific Coast Construction 760-298-3170 56 | Southern California Rental Housing Association Rental Advisor October 2020

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**All offerings shown are Regulation D, Rule 506(c) offerings. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security.

Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed.

Securities offered through WealthForge Securities, LLC. Member FINRA/SIPC. Kay Properties and Investments, LLC and WealthForge Securities, LLC are separate entities. These testimonials may not be representative of the experience of other clients. Past performance does not guarantee or indicate the likelihood of future results. These clients were not compensated for their testimonials. Please speak with your attorney and CPA before considering an investment.

Rats are dirty, they carry disease, Termites are hungry, they eat dead trees, Rats reproduce faster than most,

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One Phone Call Takes Care Of It All! Tent & No-Tent Termite Treatments

Serving Southern California Since 1967

Over 100 Trucks Serving Southern California