Southern California Rental Housing Association Rental Advisor - October Issue by Southern California Rental Housing Association

October 2021

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CONTENTS

Industry Voices

OCTOBER 2021

7 Energy-Saving Tips for Small Businesses SDG&E Energy Conservation

17 Rental Assistance Successes

Melissa De Marco, FBS Management Rental Assistance

17 10 Step Guide to Marketing Lease-Ups

30 EXPO Highlight

33 Dealing With the Death of a Tenant

37 Distinct Benefits of Real Estate Income Funds

45 Landlord/Tenant Q&A

49 San Diego Sewer Increases

Conversion Logix Marketing

SCRHA White Paper

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

In Every Issue 3 5 9 15 28

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

SCRHA Event Recap

Steve Haskell, Kay Properties and Investments LLC Investments

SCRHA Utilities

Use A Member First

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

2021 OFFICERS

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

2021 DIRECTORS

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

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

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

ASSOCIATION STAFF

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

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

Our Address

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

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

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

Lucinda Lilley

2021 President Southern California Rental Housing Association

A Shift to a Different Perspective

want to begin this conversation in gratitude. I am thankful to be a part of this amazing community. And I am grateful that we have an opportunity to change – change the way communicate with our residents – change the way we navigate difficult situations – and maybe change the way we think about eviction. Sounds like a big order? Let’s get started. Change requires a new perspective. How we see things…how we see our renters..how we see ourselves. Why do we need to change? Because what we have always done does not work. We need to work together to find a new way to work together. Educate ourselves about resources available to us. And recognize that we are all part of our community. My name is Lucinda Lilley and I am a housing provider. What is a housing provider? We are people who own or manage rental housing. We are human beings who have chosen to invest our time and our money in real estate for our children’s future….and to provide homes to others. We have been portrayed as eviction hungry landlords. That doesn’t fit me…does it fit you? First, I am not a landlord. We are not in England and I do not LORD over anything. Second, I am not in the eviction business. Evictions are BAD for business – it costs large amounts of time and money. Certainly not a great business model, right? So why such accusations? Why are housing providers and renters being pitted against each other as adversaries? Why all the anger and fear? Just like our renters, we, too, are human beings. We are mothers and fathers, grandmothers and grandfathers, sisters, brothers, sons and daughters. We need and want to provide a roof over the heads of our families, was well. We are not the bad guys. Our renters don’t want to be the bad guys either. Plain and simply put, it is our responsibility as members

of our communities to care about People as well as profits. Let’s set aside the fact that the government has taken away some of our contractual right to terminate a tenancy even if the renter has violated the lease contract….because whether we can or we can’t remove a renter, I would like for us to realize that in most cases we have other avenues to resolve the challenges that arise between housing providers and renters. For the sake of this conversation, I am assuming that housing providers WANT to resolve challenges with residents. When I say “challenges”, I am referring to a resident’s not abiding by the contractual terms and conditions agreed to in the executed written lease. Challenges such as non-payment of rent…. unauthorized occupants….unapproved pets….causing damage to the property….or maybe even to allow us access to make necessary repairs. So what keeps us from successful resolution? Our need to be RIGHT! Our need to be in control? Fear of loss – of losing money or losing property? Sometimes our emotional attachments to outcome can stand in our way of effective communication. Our vulnerabilities create such fear that we are not able to hear or communicate in a way that we can be heard. I can hear the resounding thoughts– Well, my renter won’t communicate with me! All they do is ignore me…or yell ….or accuse me. Imagine – just for a second, though - their vulnerabilities….Their fears ……their homes are at risk. Their very ability to provide for their families, to have a bed for their children to sleep in, to have a safe place to rest and to eat – and to do schoolwork. Imagine the very basic necessities of life being threatened. And their fear is of you. Of us. Because historically, our renters know that we have the power to remove them from the safety of their homes. October 2021 socalrha.org | 3

In his book, “Everyone Communicates, Few Connect”, John C. Maxwell says that the Biggest misunderstanding about communication is assuming it is happening. You see, we all want to communicate, but it isn’t until we take the time to CONNECT that we begin to build a bridge to understanding.

Ask lots of questions to assure you are hearing them correctly.

To communicate and connect with our residents is one of the most kind, courteous, respectful, and humane things we can do as housing providers. We must realize that they simply want to know if they can trust us, if we care about them, and if we can help them. If we prove that these questions are answered with a resounding YES, we can have the difficult conversations.

Try to find common ground

So how do you begin? Let’s take a minute to begin to imagine HOW to have a difficult conversation: State the issue clearly - Start by using the phrase, “Are you aware that….? Ask them to tell you their perspective. Tell them, “I need you to help me understand your situation”

Repeat back what you heard Allow them to respond (without interrupting!)

Arrive at an agreement on what’s best for both of you If you cannot come to an agreement, agree to meet again Connecting is hard work. Connecting takes energy. Connecting is more skill than natural talent. If you need to have these skills NOW and don’t have the time or energy to meet the demand, there are other options! Again, to save time, money, and our communities, there are resources available to us to help us connect with our residents and resolve challenges.

4 | Southern California Rental Housing Association Rental Advisor October 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

A New Season at SCRHA

ow that summer is wrapped up and students are back in school, there is no denying that we are in the midst of the Fall season, with the end of the year quickly approaching. These past few months have been busy at the Association. In addition to continuing to provide upto-date resources for our members and representing the industry at all levels, we hosted our first inperson Education Conference & EXPO since 2019! We want to take a moment and thank all of the sponsors, exhibitors, and attendees who made this event such a success. From the ambiance at the newly renovated Town & Country Hotel to the enthusiasm and engagement of everyone there, we were all so happy for the chance to gather as our community comes out of COVID restrictions. On October 1, we held our annual Meeting of the Membership. During this event, the SCRHA membership approved the slate of directors and officers for the upcoming year. We ask you to share your congratulations to our officers and extend a warm welcome to our newest board members: Jennifer Ford, Douglas Allred, and Matt Ruane, Lincoln Military Housing. 2022 Executive Officers  President Lucinda Lilley, FBS Property Management, AMO President Elect Abigail Rex, American Asset Trust Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management

December 14 for the SCRHA Installation Happy Hour event to welcome our 2022 Board. While you have your calendar out, it’s now time to register for the SCRHA-PAC Virtual Reverse Trade Show on October 26 and 27! This event is the perfect opportunity to share your products and services with decision-makers from property management companies. Tickets are now available for the Mark of Excellence Awards Ceremony on Friday, December 3, at the Town & Country Hotel. Save your seat before the event sells out! Now turning the page to a recent update to our website…we heard your feedback regarding the new process for downloading forms and white papers! In response to this feedback, we streamlined the process for accessing your member benefits. Forms and white papers are now available on a secure page only accessible by Owner Regular and Property Management Members. You can find the secure forms page on the home page, under the Resources tab, or in your Member Compass.   You will need to log in to access this page. Once you are logged in, you will click the link to the digital document and download it directly from the website. The document will open in a new tab for you to print or download based on your browser settings.  If you need printed forms sent via USPS, you can purchase the product from the A La Carte store. We value your membership and want to do everything we can to help you be successful, and we welcome your feedback. Be sure to complete surveys after classes or events, or you can email us your feedback to info@socalrha.org.

Additionally, we want to thank Gail Miller for her years of service. Please be sure to save the date of October 2021 socalrha.org | 5

Response

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

EnergySaving Tips for Small Businesses By San Diego Gas & Electric According to the EPA's ENERGY STAR® program, U.S. small businesses together spend a whopping $60 billion on energy each year. A survey conducted by the National Federation of Independent Business (NFIB) found that energy costs are a top three business expense for more than one-third of the nation's small businesses.

Install occupancy sensors. Install dimmers and occupancy sensors in proper locations to automatically turn off lighting. It's important to ensure that the sensors are properly installed. Even good equipment can be installed incorrectly, like being installed in an obstructed location (e.g., behind a coat rack, door, bookcase or other furniture).

But small businesses also have significant energy savings potential. Depending on the building and business type, small businesses can reduce their energy without sacrificing service or comfort. Here are some ideas:

Turn off unused equipment. Office computer monitor bs are an easy way to save on your business's energy bill as they use a lot of energy. Ensure that monitors are set on automatic sleep mode during nonworking hours or are manually turned off when not in use. Screen savers do not reduce energy use by monitors.

Conduct an energy audit. SDG&E’s Business Energy Solutions program provides an on-site no-cost energy audit. Learn more at sdge.com/BES. Get employees invested. Saving energy is a team sport, not the sole responsibility of the business owner. Encourage staff to share innovative ideas on how to cut down energy costs – creating an energy efficient work culture. Plant trees. Plant shady trees outside of your business to keep your building cool and help clean the air. Depending on your location, vegetation can help weather the summer heat and chilly winter winds. Plug leaks with weather stripping and caulking. It's important to locate any leaks in your business to prevent costly heating and cooling loss. You can easily plug leaks with weather stripping and caulking to efficiently manage your ventilation.

Reduce paper usage. Paper and printing can be costly for your business. Print only when necessary and double-sided when you do. This will reduce paper waste and help cut the energy required to run your printer, which reduces your energy costs and may extend the life of your printer. Install hand dryers. Use hand dryers instead of paper towels. As paper towel dispensers need to be refilled, they are a constant, recurring cost and more expensive than automatic hand dryers in the long run. It’s also less mess and reduces waste. Insulate your water heater. If your business's water heater is older than seven years, be sure to wrap it in insulation to retain water heat. Examine your energy use online. You can track and monitor your business’s energy usage by signing up for My Account at sdge.com/MyAccount. October 2021 socalrha.org | 7

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8 | Southern California Rental Housing Association Rental Advisor October 2021

REGIONAL

LEGISLATIVEUPDATE

San Diego County Adopt Plan to Build More Housing

The San Diego County Board of Supervisors last month unanimously approved a plan to stimulate construction of low- and middle-income housing and mitigate the problems associated with the San Diego Region’s housing crisis. The plan was introduced by County Supervisors Terra Lawson-Remer and Nora Vargas called the “Equity, Sustainability and Affordability for All” plan. The plan is intended to build more homes for middle-income families, workers, college students, and seniors. According to the County, the San Diego region has a housing deficit of approximately 88,000 units, or the equivalent of 7 percent of the region’s housing inventory. The housing deficit has caused increased demand for homes and prices of homes to surge higher, pricing out lower and middle-income residents. The housing plan also intends to help the County meet its climate action policies. The action directs the County’s Chief Administrative Officer to analyze which housing policies could promote equitable housing, and creates a housing stakeholder group representing business, environment, housing, and labor interests. The County’s General Services Department also will perform market analysis of property located in

Sorrento Valley to see if it is feasible for the County to purchase and redevelop the property for housing because of its proximity to an existing transit corridor. County staff is expected to return to the Board of Supervisors with their findings by December 15. In conjunction with the County’s “Equity, Sustainability and Affordability for All” plan, the San Diego County Supervisors announced in August that it provided $50 million to help build 1,400 new affordable housing units from its Innovative Housing Trust Fund. The money is being used to leverage another $567 million in public and private funding to build 20 affordable housing projects. Construction of some of the affordable projects has been completed with the remainder of the projects to be completed by 2024. Cities are considering similar strategies to build more low- and middle-income housing. The Escondido City Council last month discussed which model would best encourage the development of housing for residents earning 80-120 percent of the Area Median Income (AMI). The Escondido City Council has yet to decide if it will move forward with a bond- or loanbased model. Similarly, the City of San Diego initiated and/or introduced several policies to build more lowand moderate-income housing. October 2021 socalrha.org | 9

Proposed San Diego County Ordinance Would Allow Home Kitchen Operations in Private Residences Last month, San Diego County Supervisors Joel Anderson and Nora Vargas introduced a policy that would allow residents to establish Microenterprise Home Kitchen Operation (MEHKOs) in the county. The ordinance would permit people to sell prepared meals made in their private kitchens.

State laws, AB 626 and AB 377, were enacted in 2018 enabling counties to create a licensing and permitting mechanism for MEKHOs. Legislation allows each County to create their regulations and guidelines allowing certain home kitchens to operate legally. Seven counties, including Riverside and San Bernardino Counties, already have ordinances permitting MEHKOs in place.  San Diego County already has rules governing Cottage Food Regulations, which allow people to prepare and package certain non-hazardous foods in their private kitchens such as cookies and baked goods. Although a proposed ordinance has not been introduced yet, County staff already prepared some draft regulations. For example, MEHKOs will be limited to sell a maximum of 30 meals per day or 60 individual meals per week and cannot generate more than $50,000 of income annually. MEHKOs still will be required to have health permits and a business license by the County and persons preparing the food will be required to successfully complete an accredited food safety program and the MEHKO must pass an annual inspection; additional licensing and restrictions may apply. The County Department of Environmental Health would be agency in charge of enforcement. The SCRHA already provided feedback on the regulations after the laws were enacted. SCRHA will review the draft ordinance once the language is released and provide an update. For more information, the county has prepared a MEHKO FAQ sheet on some of the proposed regulations, https:// www.sandiegocounty.gov/content/dam/sdc/deh/ fhd/food/mehko/mehkofaqs_fp.pdf.

San Diego County Joins Community Choice Program (CCE)

The San Diego County Board of Supervisors voted 3-2 to enter a Community Choice Energy (CCE) program called San Diego Community Power (SDCP). Community Choice Energy (CCE) programs are typically nonprofit utilities managed by public agencies that provide electricity service to their customers. CCEs purchase electricity from energy providers and handles the billing of their customers’ usage. San Diego County hopes its customers will pay less for electricity than customers enrolled in other utilities coming from mostly or entirely renewable sources of energy by joining the SDCP. Affected customers will have the choice to remain with their existing utility, San Diego Gas & Electric, or join the SDCP. San Diego Community Power (SDCP) already includes the cities of Chula Vista, Encinitas, Imperial Beach, La Mesa and San Diego. The cities of Carlsbad, Del Mar and Solana Beach are members of a separate CCE called the Clean Energy Alliance. Supervisors Terra Lawson-Remer will serve as a member and Nora Vargas as an alternate on the SDCP Advisory Board. San Diego County officially enters the SDCP in 2023.

Palm Springs to Study Idea of Inclusionary Housing Ordinance

The Palm Springs City Council last month directed city staff to perform a feasibility study to create an inclusionary housing ordinance and research other policies that could potentially create more affordable units in the city. The inclusionary ordinance would require builders to dedicate a certain percentage of units as affordable units within each project. City Staff also will study other policies such as creating a new fee that would require commercial development to pay for affordable housing, like the City of San Diego’s Linkage Fee, and increasing the city’s Transient Occupancy Tax (TOT) on hotel/motel stays.  The discussion on inclusionary housing comes as Palm Springs approaches the newest cycle of a state-mandated Regional Housing Needs Assessment (RHNA); a process that requires each local

10 | Southern California Rental Housing Association Rental Advisor October 2021

government to determine how many housing units it must plan for during each cycle. Palm Springs will be responsible for planning 545 very-low-income units, 408 low-income units, 461 moderate-income units and 1,143 above-moderate-income units for a total of 2,557 new homes during its 2021-2029 RHNA cycle.  Palm Springs will be the first city in the Coachella Region to have an inclusionary housing ordinance if adopted. However, City staff was concerned that mandating an inclusionary fee with no alternative options could discourage builders from building in the city at all. City staff recommended that the inclusionary ordinance offer builders an in-lieu fee option to pay for affordable units if they do not want to designate market rate units as affordable units. The City Council would need to determine what percentage of units should be set aside as affordable and if affordable units must be built onsite. Palm Springs faces multiple challenges in building new homes. City Staff added that housing construction in the city only averaged 131 single family homes, 56 condos, and 6 apartments for the past several years and only has about 370 acres of developable land remaining. City staff recommended the City Council consider adopting incentives such increasing building heights and bonuses densities for housing projects, and consider granting additional density bonuses to builders that include onsite affordable units as part of their projects. City staff will conduct a feasibility study analyzing the inclusionary housing and Linkage Fee policies while reviewing other policies. It was not determined when the study would be completed and returned to the city council.

City Creates New Middle-Income Housing Working Group

Last month, Mayor Todd Gloria announced the members of his new Middle-Income Housing Working Group. The working group is a 22-member panel of made up of volunteer experts representing various interests in the housing industry such as affordable housing, construction, and finance. The group will be tasked with developing and evaluating

policies intended to produce more housing for residents who earn too much to qualify for affordable housing or housing subsidies but cannot afford market-rate homes. According to Mayor Gloria’s office, San Diego built only 37 units intended for people and families earning between 80% and 150% of the area median income (AMI) — approximately $97,000 to $142,650/ year for a family of four between 2010 and 2020. San Diego was supposed to plan for 15,642 new middleincome homes under California’s Regional Housing Needs Assessment during its 2010-2020 cycle. The group began meeting in September tasked with preparing housing policy recommendations and providing feedback to the city council. SCHRA will monitor the group’s recommendations and provide it feedback whenever possible.

San Diego to Study Plan That Would Build Thousands of New Homes on Public Land

San Diego City Councilmember Joe LaCava is throwing his support behind a plan San Diego officials introduced last month that would build 10,000 new homes on 300 acres of city-owned land. The city would create a design and entitlement process and financing structure to build the new homes in less time at less cost. In 2018, San Diego identified 550 acres of city-owned land that could be used for housing, but only about two dozen parcels were considered ideal for housing. If adopted as is by the City Council, San Diego would design and build ten large scale projects, each project would have 1,000 homes. The land would be rezoned for residential use and the projects would have preapproved designs to speed up construction, while financing would be secured prior to their construction. The City has not planned and determined the location of projects yet, but the Sports Arena property could be one of the potential sites. The plan would establish a public land trust and a $500 million infrastructure fund. The infrastructure fund would provide funding for the public facilities October 2021 socalrha.org | 11

needed to accommodate each project such as roads, schools, and parks. The city would donate its properties to the public land trust with the trust managed by non-profit organizations. The land in the trust would be deed or rent restricted to keep the cost of the land lower, restricting the land for lowand middle-income projects. The plan’s details are still under development, but they believe the plan could reduce the overall unit cost from $550,000 to about $300,000 of each project. City Officials also hope community college and school districts, as well as the county, state, and federal government will partner with San Diego to build more housing. San Diego needs to plan for 64,179 lower and middleincome homes by 2029. The City Council’s Land Use & Housing Committee directed the Independent Budget Analyst’s (IBA) Office to conduct a study of the plan. The IBA’s Office will return to the council committee with its findings when the study is complete.

San Diego City Council Approves The Trails Project in Carmel Mountain Community The San Diego City Council voted 8-1 to support a 1200-unit project that will be built on the former Carmel Mountain Ranch Golf Course property.

The Trails project will consist of 1,200 apartments and condominiums, 180 units will be dedicated to residents earning 60 percent of median annual income in the area. The project will include 8 acres of new parks, 110 acres of open space and will be nearby the Sabre Springs Transit Center. Some neighborhood residents voiced opposition to the project saying it would disturb the community’s character and increase traffic, but the city council contended it needs more housing for low and middleincome residents. Councilmembers Marni Von Wilpert and Joe LaCava introduced a motion to reduce the project to 830 units and to delay the vote of the project to later this fall, but the motion failed. Councilmember Von Wilpert was the only dissenting vote. The developer

12 | Southern California Rental Housing Association Rental Advisor October 2021

noted it will begin construction as soon as it can.

Indio Contemplating Additional Restrictions on Short-Term Vacation Rentals

The City of Indio held a study session in September to address the spike in violations involving short-term vacation rentals over the past year. The city may consider adding more restrictions and increasing penalties to its existing ordinance. According to the Indio Police Department Code Enforcement Division, there were 681 violations in the past 18 months. Despite the pandemic, tourist visits are higher because of recent concerts and sporting events. More visits have led to an increase of violations such as loud music and large parties. In one instance, a vacation rental was destroyed by fire during a party held at the vacation rental. Indio has 701 registered short-term rentals in the city. Operators must pay a license annually plus 13 percent Transient Occupancy Tax (TOT) on their total rental income. The City Council decided that

it needs more time to consider changes to the city’s short-term vacation ordinance and plans to hold another study session this month, but the study session was not scheduled when this article was written. During the meantime, city staff will look at ways to strengthen the city’s existing ordinance. Staff may consider recommending a strict cap to the maximum number of persons that can stay in a vacation rental, require operators to have a parking policy and possibly require operators to provide the renters’ vehicle license plates to the city when the rental unit is occupied.

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

October 2021 socalrha.org | 13

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

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

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

10 cents of every $1 is spent

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

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

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

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

14 | Southern California Rental Housing Association Rental Advisor October 2021

California

CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

The California Legislature adjourned for the year on September 10 after dispensing with what bills remained on their legislative calendar. The good news, lawmakers adjourned for the year without extending the statewide COVID-19 eviction moratorium, meaning it will end September 30, 2021. While the moratorium is ending, there are changes to the rules we previously operated under.

providers with nonpaying tenants who refuse to cooperate in completing a rent relief application. We, and other rental housing associations fought for this during the legislative year, however, it was not included in any of the rental assistance legislation. SB 747 is an intent/placeholder bill with specific language still being developed, it does state the intent of the Legislature to address the issue.

For example, the unlawful detainer process is temporarily changing. Upon the expiration of the moratorium, October 1, 2021, through March 31, 2022, rental property owners will be required to demonstrate they have applied for rental assistance prior to commencing an eviction for nonpayment.

We will continue fighting for funding for property owners in an attempt to mitigate the impact COVID-19 is having on the industry when this, and other legislation, is taken up next year.

Please see SCRHA website for information regarding specifics. Also, a bill amended on the last day of session, SB 747 (Hurtado) would provide financial relief to property owners when their tenants claim a COVID-19 related hardship yet earn too much money to qualify for rental assistance. It would also assist rental housing

Shortly after session ended, Governor Newsom quickly signed three housing bills designed to facilitate affordable housing production in California, streamline housing permitting, and increase density • SB 8 extends the Housing Crisis Act of 2019 to jumpstart more housing production • SB 9 (Atkins) gives homeowners additional tools to add critically needed new housing and help ease California’s housing shortage • SB 10 establishes a voluntary, streamlined process October 2021 socalrha.org | 15

for cities to zone for multi-unit housing -- making it easier and faster to construct housing SB 9 (Atkins) - the California Housing Opportunity and More Efficiency (HOME) Act, would facilitate the process for homeowners to build a duplex or split their current residential lot, expanding housing options for people of all incomes that will create more opportunities for homeowners to add units on their existing properties. It includes provisions to prevent the displacement of existing renters and protect historic districts, fire-prone areas and environmental quality. SB 10( Wiener) creates a voluntary process for local governments to access a streamlined zoning process for new multi-unit housing near transit or in urban infill areas, with up to 10 units per parcel. The legislation simplifies the CEQA requirements for upzoning, giving local leaders a tool to voluntarily increase density and provide affordable rental opportunities to more Californians.

Act of 2019, which was scheduled to expire in 2025, accelerates the approval process for housing projects, curtails local governments’ ability to downzone and limits fee increases on housing applications, among other key accountability provisions. The Governor also signed AB 1174 (Grayson) an urgency measure (meaning it takes effect immediately instead of 1/1/22) that makes changes to the existing streamlined, ministerial approval process for housing development in jurisdictions that have not yet made enough progress towards their allocation of their regional housing needs. The Governor has until October 10, to take action on legislation sitting on his desk. We will report on other legislation effecting the rental housing industry in the near future.

SB 8 (Skinner) extends the provisions of the Housing Crisis Act of 2019 through 2030. The Housing Crisis

16 | Southern California Rental Housing Association Rental Advisor October 2021

RENTAL ASSISTANCE Success Stories!

By Melissa De Marco, FBS Property Management, AMO We had rental assistance success! Let’s be honest, navigating rent collections has been a unique challenge. Constant changes, new notices, rent relief and legislation. As soon as we felt on top of it, it would change. In March 2020, we had a few residents unable to pay rent. This began an up-and-down process of sending letters, getting forms signed and processed accordingly. Starting in August 2020, residents were required to provide a form to us, stating that they were affected financially by COVID. This form had them declare if they lost their job, had medical expenses or caring for a family

member affected by COVID. The rent deferment request is done monthly. So, for 12+ months our team tried to make sense of a process that changed almost daily. Starting in November we started hearing word about County rental assistance programs and quickly advised our residents to apply on the December 1 open date. At first, we heard that homeowners would have to accept 80% of the rent. Some of the things we were required to do were time consuming and confusing: • We were required to send a Notice of Rent Delinquency every month.

• Our team updated our 15-Day Notice to Pay or Quit • Then we were required to send a Declaration of COVID-19 Related Financial Distress with the Pay or Quit Notice. • Also, we could not apply late fees or new fees on services previously provided at no cost. Additionally, we could not apply rental payments to past due amounts. COVID-19 rental debt cannot be used as factor to deny a rental application. October 2021 socalrha.org | 17

The housing provider and/or HOA does not have to reduce/credit rent (i.e., pool or gym closure). Just Cause termination applies regardless of length of tenancy. So in February 2021 the County and City of San Diego released additional funds to the Emergency Rental Assistance Program and we informed our residents immediately. Even offering to help them apply. We were doing all we could to help our residents and owners become whole again. There was a misconception that housing providers could apply directly. But the residents still had to participate in the application process. Without their assistance, the application is denied. After nearly a year and a half of back and forth we were ecstatic that our renters and our clients were

going to finally get some financial relief. Rental Assistance Good News One client has a resident who was directly affected by COVID. As soon as we heard this program was in place we worked as a team to make sure this resident had the necessary documents to apply. After a few weeks of waiting, the City of San Diego approved them for the full 15 months of past due rent and utilities. Yes, you read that right. A full 15 months of rent owed to the property owner was finally received! This program has been instrumental in strengthening the bond between the city, resident, and property manager. If you have any questions or need

18 | Southern California Rental Housing Association Rental Advisor October 2021

help with your application, the San Diego Housing Commission relates to community-based organizations to provide assistance. They can assist in whichever language you prefer to make sure everyone is on the same page going forward. At the end of the day, programs like the Emergency Rental Assistance Program will give some relief. Property Managers, Residents and owners all have to work through this together. It was not an easy program to navigate, but thankfully our team was prepared and dedicated to learning all we could.

WHAT YOU NEED TO KNOW:

ASSISTANCE ANIMALS

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

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

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

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

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

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By Conversion Logix Building an online presence for a new community is more important now than ever. In a world where most of our buying decisions start and end online, new apartment brands need to establish visibility, credibility, and engagement through modern media channels to reach their target audience. Lease-ups face the challenge of competing with established communities online which benefit from better search rankings, reviews, real imagery, and a social media presence. In this ten-step guide, we cover the steps lease-up communities can take to develop an online presence, generate first-party leads, and achieve sustainability. Step 1: Create a Brand When creating a brand identity

for a community, it is important to consider the community’s unique selling point, value proposition, and target audience. Start with a renter in mind. Imagine what the experience will be like when a prospect tours the community, signs a lease, moves in, and lives in the community. Why will this person choose to live in this community instead of a nearby competitor? Are they attracted to the design of the community, the new location they have access to or the people they plan to invite to the rooftop lounge for drinks? Put it into words. See if you can distill the brand down to two or three-word phrases that encompass the community’s

unique selling point and value proposition. • Modern, Urban & High Tech • Active Lifestyle, Near Nature & Pet-Friendly • Historic & Near Cultural Hot Spots • Family Friendly, Convenient & Safe Once you have an idea of what your community’s brand represents you can develop the branded assets needed to communicate your brand internally and externally. These include your brand logos, font, photography, graphics, video footage, and copy guidelines. Make sure to put these brand elements in a brand guidelines document so you can refer to them later and share them with stakeholders, October 2021 socalrha.org | 21

marketing team members, designers, and vendors. Step 2: Develop a Website Once you have a brand you will need to give it a digital home. Designing a website is an essential part of developing an online presence and marketing a new community. Websites give prospects a place to learn about your community before it becomes available to visit in person. A landing page is a good starting point for a lease-up community. While you will definitely want to evolve your website to include multiple pages that feature your amenities, floor plans, image gallery, and contact information most communities don’t have the necessary information and assets to develop these pages at the start of the process. The important thing is to just get started. Take the first step and begin to build your presence with a landing page that makes it clear to website

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visitors that a new apartment community will be coming soon. Make sure to include information about your location, any real images or renderings you may have, video content, and a call to action. Step 3: Create Lead Capture Opportunities Building up an email list of people interested in your community is a great way to collect leads at the beginning of your marketing process. A popular call to action new communities use is “Join our VIP list”. Create a newsletter opt-in form on your website or use a lead capture module like Concession Manager to collect contact information from prospects in anticipation of when you start accepting lease applications. When you start the leasing process and you have a lot of visitors coming to your site, you will want to capture as many of these new leads as possible. Website software that enables apartment seekers to self-schedule tours,

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claim concessions or chat with a live representative can help you engage website visitors and deliver leads and tours to your leasing team. Step 4: Track Your Website Visitors with Google Analytics Google’s free analytics platform “Google Analytics” allows you to collect website data and analyze how many site visitors your website is bringing in, how long they stay for, what they click on, and what marketing channels brought them there. Setting up a Google Analytics account is an essential step in tracking the performance of your marketing efforts and learning how prospects engage with your site. You should set this account up the day your website goes live. Step 5: Create a Google My Business Profile When you search for “apartments near me” in Google, communities with Google My Business listings take up prime real estate at the top of the search engine. This provides communities with a great opportunity to drive organic traffic to their website and increases the likelihood that apartment seekers will see the community’s address in Google Maps and visit the community. To maximize your listing, fill out your profile completely and update it regularly with Google My Business posts, new imagery, and reviews. Step 6: Create a Facebook Page The first step you should take towards creating a social media presence for your community is to create a Facebook business page. Outside of Google, Facebook is another place people go to

search for business profiles. 3/4 of Facebook users surveyed say they visit a local business page at least once a week. When creating a page, select the local business option, and under categories select the “Apartment & Condo Building”. Use your Facebook page to publish posts throughout the construction process and pre-leasing phases. Create events for your grand opening and Saturday open houses, and send people to your event page to RSVP. Step 7: Use Paid Search Ads New websites don’t rank well in search engines. They haven’t built up signals that tell search engines that they will provide users with the information they are looking for. Established communities in your area and listing sites competing for the same keywords as your community have an advantage in organic search results. Paid search advertising can help you overcome this. When designing a paid search campaign for a lease-up, we recommend targeting local apartment seekers and search queries for apartments with your community’s location in the keyword terms. In addition to location-based targeting, we recommend you invest a portion of your budget in targeting brand terms. As you build up your brand with brand awareness campaigns, searches for your brand will start to grow and you want to make sure you capture these leads as well. When creating paid search ads for lease-up communities, it’s a good idea to highlight the fact that the community is brand new and to

start bidding on keywords that include “new apartments”. If you know when your community will start leasing or when people can move in, include this information in the ad. If you are offering any pre-leasing specials, include them in the ad copy and make sure to highlight any call to actions you are using, such as “Join our VIP list”. Step 8: Develop Awareness Ad Campaigns (Display Banners, Facebook & Instagram Ads, YouTube Ads) Banner display campaigns and social media advertising can help you expose your brand to thousands of prospects. If you have high-quality renderings or real images of your community, include these in Facebook and Instagram ad campaigns. If you have video footage, consider sharing it via YouTube or Facebook and putting some ad dollars behind it to get it out to as many prospects in your target market as possible. If you are using any pre-leasing offers, banner campaigns and Facebook campaigns are a great way to highlight these specials to prospects. Step 9: Send Email Blasts Email campaigns are a great way to reach out to prospects who showed interest in your community prior to the leasing process. If you follow the marketing steps outlined above you should be able to capture enough leads to build up a firstparty email audience. Use email campaigns to market a grand opening or remind previously interested prospects to tour your community when you open.

Email campaigns can also help you promote any offers your community may be utilizing to fill up new units. Step 10: Run Retargeting Campaigns Don’t let them forget about you. Follow up with prospects who visit your website with banner ads and social ads that target previous website visitors. Maximize your ROI by seeing the initial leads you invested in through to the end of the process. Remind those people who visited your website that you are now ready to take leasing applications and why they should come back for a tour.

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompanydirectory

October 2021 socalrha.org | 23

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HAUNTINGLY TRUE... Stand Back... Early in my career, I was part of a management team of smaller assets in the South Bay of San Diego. We had evicted a resident, and I needed to go in to do a move out inspection. Fortunately, I had been warned that this particular resident was not really clean and that I needed to be careful when I opened the front door. Glad I chose to open the door with my foot and stand back…it rained cockroaches from the top of the door frame! Since then, I always open the door with my foot first and stand back. Can’t take chances.

You can’t use the hall closet... We had a house with a mysterious hall closet that the residents could not use. Anytime they used it, crazy things happened. A little back story, the house was approximately 100 years old and was a two-story Colonial home with that beautiful wrap around porch with the iconic rocking chair and swing on the porch. It was always a home that stood out and everyone wished they lived in this beautiful property. It had that charm factor, beautiful wood shutters and high peak rooftops, with grand molding and trim, not to mention the lead filled stain glass windows that just completed that picturesque home. But you couldn't use the hall closet. It was a basic and simple hall closet, coat rack and a shelf with a beautiful glass door knob. The crazy part is you couldn’t put anything in the closet or else. Every time the home's occupants would place items in the closet, all of the contents of the closet were thrown down the hallway upon their return home. The residents kept trying to figure out who was doing this prank, but unfortunately they determined it was not a prank, and that the closet was haunted. After several attempts, the closet would no longer let them put anything in the closet. The door was locked tight and no one could open it up. There was no locking mechanism on the door, just a passage handle. They would try to open the door, but it was sealed, like someone was on the other side of the door holding it shut. The next day the closet was wide open and empty, and every time the residents put anything in the closet, it would get tossed out and sealed shut. Bottom-line, You can’t use the hall closet. Handymen, locksmiths, and a priest came by, and no one could identify why or how it would be locked, so the priest blessed the house. More on the back story, the property was located on sacred Native American land...so the story goes! You can't use the hall closet...try putting that in the lease agreement!

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Call for Speakers We would like to invite all SCRHA members and industry partners to volunteer for our 2022 eductional session.

If you are interested in presenting a topic/seminar, please submit a proposal via email.

We depend on our speakers to create a valuable educational experience for our members so thank you in advance for your desire to share your experience and knowledge!

Email Lorna Kindred at lkindred@socalrha.org or call 858.278.8070 for more information.

Please include the following information in the The SCRHA education program covers a range of proposal: topics and is targeted to meet the multi-housing industry and independent owners needs Our students • The topic (s) and outline(s) look for real-world solutions to real-world problems. • Length of presentation • Attendance – If the registration numbers are low, We are focused on delivering programs that delve is there an attendance minimum that needs to be into timely issues impacting the industry now. met before the offering is cancelled? • Are you comfortable presenting virtually and Session Proposals can be submitted 24/7 year-round with being recorded. to the Education department by email to lkindred@ • Can they be customized for any additional needs? socalrha.org. Please be aware that the Association usually charges All proposals are reviewed by the Education a fee for educational sessions and that they are Committee and upon approval added to our annual recorded for future use. All education offerings must schedule. be strictly educational and informational.

October 2021 socalrha.org | 27

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

12 OCT

10:00a-11:00a

IROC: Tenant Screening in A Challenging Market

13 OCT

10:00a-11:00a

Fair Housing Presented by CSA San Diego County

20 OCT

10:00a-11:00a

Legislative Update

3:30p-5:30p

SCRHA Member Orientation

9 20NOV OCT

10:00a-11:00a

IROC: Serving Notices Legislative Update

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21 OCT

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30 | Southern California Rental Housing Association Rental Advisor October 2021

Thank you to everyone who made our 2021 Education Conference & EXPO a success! It was wonderful to be back in person to learn from industry experts, meet with exhibitors, and reconnect with housing providers from Southern California.

October 2021 socalrha.org | 31

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32 Untitled-1 | Southern California Rental Housing Association Rental Advisor October 2021 1

12/28/2020 5:00:18 PM

Dealing with the Death of a Tenant

By Southern California Rental Housing Association

Introduction What happens when a tenant dies, what happens to the deceased tenant’s lease? What are the landlord’s rights and responsibilities to regaining the rental property or disclosing details about a tenant’s death? Who has a claim to the tenant’s property, when may a landlord dispose of the tenant’s personal items if they go unclaimed? This White Paper provides information on what a landlord can do or should do after the death of a tenant. Disclosures by the Landlord According to California Civil Code § 1710.2, if asked, a landlord is required to disclose the death of a tenant within the last three years unless it is HIV related. Should a prospective tenant ask a landlord if there was a death in the rental unit, a landlord must provide basic details if the tenant’s death occurred by accident, natural causes, suicide or homicide. If the death was HIV/

AIDS related – a landlord cannot provide that information to the prospective tenant.1 The landlord also cannot provide personal details and background about the deceased tenant.2 If a prospective tenant asks about any deaths that happened on the property in the past three years, the landlord is required to provide the information, but only if asked.3

cannot be passed to the tenant’s beneficiaries or survivors. If no action is taken, the unit remains in the deceased tenant’s estate which is liable for rental payments owed under the lease until it ends.

Lease Agreements & Regaining Possession of the Unit A lease agreement does not cease after a tenant dies nor is it returned automatically to the landlord. The rental unit passes to the deceased tenant’s estate as if it were their personal property and remains a part of the estate until the lease agreement ends or the landlord decides to terminate it.

If the tenant’s lease agreement is month-to-month, the tenancy is terminated thirty days after the last rental payment made by the deceased tenant (Civil Code §1934).4 If the landlord decides to regain possession of the unit, the landlord should contact the Superior Court’s Public Administrator’s Office to terminate the lease. But, if a landlord decides to prematurely terminate a long-term lease, once the lease is terminated the landlord can no longer receive rental payments from the estate.5

If there is an Executor or administrator of the estate, the unit becomes the Executor or administrator’s responsibility until the lease agreement ends or is terminated. The unit

Tenant’s Property When a tenant dies, their personal property remains with the rental unit and the estate. After the lease is terminated, the landlord may remove the tenant’s property October 2021 socalrha.org | 33

from the unit. While the existing lease is valid, the items must be secured by locking all doors and windows and changing the locks if permitted legally. The landlord also should document or take a video of the property to show the present condition of the unit. The landlord should not let the deceased’s family or friends go unaccompanied inside or take any items from the unit. The landlord should ask any visitors to sign an indemnification agreement and provide a picture ID to protect against possible disputes surrounding the deceased’s estate. Once the court designates the Executor, the Executor is now in charge of the deceased tenant’s personal property. Before allowing the Executor to take possession of the unit, the landlord should request the individual to provide

court documents to substantiate they are the estate’s Executor. If the deceased tenant’s personal items in the rental unit go unclaimed after the lease has been terminated or ended, the landlord must dispose the personal property according to California law. • The landlord must take an inventory of the remaining property - The landlord may keep the property in the rental unit or transfer the property to a secure storage unit. • The landlord must send a notice to reclaim abandoned property to the executor or next of kin. The landlord may deliver the notice in person or mail the notice to Executor, next of kin, or to the tenant’s last known previous address.

34 | Southern California Rental Housing Association Rental Advisor October 2021

o If delivered in person, the other party must be given at least 15 days to contact the landlord to make arrangement to remove the personal items. o If the notice was mailed, the other party must be given at least 18 days to contact the landlord to remove the items. • In the event the property goes unclaimed and the personal items are valued less than $700, the landlord may dispose the property. If the value of the personal items are worth $700 or more, the landlord must sell the items at a public auction. • The landlord can use the funds from the auction to pay for storage of the items, and the remaining funds must be sent to the County where the unit is located.

• The landlord may contact animal control if there is a pet in the unit. If an animal is “involuntarily deposited” with someone, the person who has the animal must notify animal control.6 Security Deposit The landlord may use the deceased tenant’s security deposit to pay unpaid rent, cleaning costs, and to repair damage to the property that goes beyond normal wear and tear. Any portion of the security deposit unused by the landlord and the itemized list of deductions must be sent to the estate’s Executor. Collecting from the Estate If the landlord cannot cover all expenses related to the apartment out of the security deposit, the landlord can petition the deceased’s estate through the Executor or administrator for

compensation. If the deceased tenant's estate is in probate, the landlord can submit a creditor's claim to the probate clerk at the superior court for the amount owed. The court will include that cost as part of settling the deceased tenant's debts. If the estate is not in probate, approach the executor directly with a bill. If there is no executor or administrator, send the bill to the next of kin. 1 Marie, Jenna, Do Apartments have to Disclose if there’s been a Death? Home Guide | SFGATE, http://homeguides. sfgate.com/apartments-disclose-theresdeath-44805.html, 2 Should Landlords tell Tenants about a previous Death in the Property, RentPrep, https://www.rentprep.com/leasingquestions/landlords-disclose-previousdeath/ November 5, 2013 3 Ibid, Should Landlords tell Tenants about a previous Death in the Property?

When a Resident dies on the Property, Kimball, Tirey & St. John LLP, https:// www.kts-law.com/wp-content/ uploads/2016/09/When-a-Resident-Dies. pdf, July 2015 4

Ori, Jack, California Law for When a Tenant Dies, Pocket Sense, https:// pocketsense.com/california-laws-tenantdies-8317350.html, July 27, 2001 5

When a Resident dies on the Property, Kimball, Tirey & St. John LLP, July 2015, https://www.kts-law.com/wp-content/ uploads/2016/09/When-a-Resident-Dies. pdf. 6

This is a white paper published by Southern California Rental Housing Association. SCRHA members have access to our full library of white papers that provide guidance on a wide array of issues affecting rental housing providers. Login to your account at socalrha.org to download additional white papers.

October 2021 socalrha.org | 35

31st Annual

Apartment Perspective Into The Light October 14, 2021 7:30 AM - 9:30 AM Riverwalk

Into The Light

As we recover from the pandemic, join us for a look at the local business environment for the apartment sector, evolving landuse policies, and building apartments for the missing middle. Please join us on Thursday, October 14 as our expert panel explores these and other timely issues facing the San Diego multifamily housing market: The overall business environment for San Diego's apartment market General plan updates within the County How changes in the City of San Diego's land-use policies are opening the door for new multifamily housing Building apartments for the missing middle market segment Speakers

SCRHA & CCIM Members: $52 | Non-Members: $65

Why Real Estate Income Funds Have Distinct Benefits for Investors By Steve Haskell, Vice President, Kay Properties and Investments, LLC The recent fluctuations in the United States stock market have many investors looking for more conservative and less volatile investments. On top of that, traditional investment instruments like stocks and bonds are similarly not looking very attractive because of their lackluster yield performances. Therefore, more and more investors are attracted to Real Estate Income Funds. What is a Real Estate Income Fund? In general terms, any “income fund” is simply a pool of capital that has been assembled on behalf of a group of investors. There are literally tens-of-thousands of different types of investment funds, including equity funds, bond funds, money market funds, mutual funds, and hedge

funds. While direct ownership of real estate has been a popular investment for centuries, recently many investors have also started investing in real estate through participation in a fund. A Real Estate Income Fund is a specific subset of funds that is focused exclusively on investing in potentially income-generating real estate. Real estate income funds provide another entry point for those looking to invest in large commercial or multifamily real estate portfolios. Real Estate Income Funds are particularly appealing to retail investors who want to own institutional quality real estate that would normally be out of reach for them. A Real Estate Income Fund pools capital from many investors, and then the fund’s sponsor oversees all the fund’s activities, including performing

due diligence, underwriting, and property management. Investing in a Real Estate Income Fund is a great way to potentially generate passive income, gain access to institutional level assets, and avoid the responsibilities of direct ownership. Three Distinct Benefits of Investing in a Real Estate Income Funds Diversification The ability to diversify in real estate funds has attracted conservative investors that want to avoid the concentration risk that often accompanies purchasing one piece of real estate. Typically, real estate investing requires a large down payment in order to obtain a loan with reasonable terms, tying up a significant portion of investors’

October 2021 socalrha.org | 37

wealth in a single asset. Funds allow an investor to often place a smaller amount of cash into a highly diversified portfolio, therefore mitigating risk through diversification. Not only do funds allow investors to diversify in different pieces of real estate all over the country but investors can also diversify their investment by asset type and tenants. Funds may hold multifamily apartments, net lease commercial assets, medical, industrial, etc. Asset types can have varying market cycles. Diversifying one’s investment across asset types and geography can potentially insulate their investment from market volatility. *Diversification does not guarantee profits or protect against losses.

Depreciation An additional benefit to real estate income funds is the potential for depreciation. Many real estate income funds allow investors to depreciate their basis in the fund. The non-cash expense lowers the taxable income incurred from fund’s distributions. This may hold significant benefits for investors in high tax states such as California and New York. Investors should speak to their CPA to determine their own potential tax efficiencies from investing in real estate income funds.

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Finally, the ability for funds to continue to purchase real estate over time allows investors to optimize both inflationary and deflationary market cycles. An inflationary market will theoretically drive up the value of the fund. In a deflationary cycle, the fund may continue acquiring assets, cost dollar averaging as the market retreats. Funds have the flexibility to pick up these assets at a discount. Cap rates often expand in a deflationary market, which will allow investors

· Professional asset management

38 | Southern California Rental Housing Association Rental Advisor October 2021

· Elimination of day-to-day management headaches While it is almost impossible to predict what the economic future will look like, many prudent investors are posturing their portfolios to mitigate risk while optimizing their upside potential no matter which direction the market turns. As more investors learn about the potential benefits of Real Estate Income Funds, their popularity will continue to grow throughout the coming years. Securities offered through Growth Capital Services, member FINRA, SIPC, Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. Potential returns and appreciation are never guaranteed, and loss of principal is possible. Please speak with your CPA and attorney for tax and legal advice. Please see our advertisement on the inside back cover of this issue.

October 2021 socalrha.org | 39

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

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

Welcome New Members INDEPENDENT OWNERS 3726 Lynda Place, LLC Adrian Herrera Company Alm Properties Cecilia Contrevas Grant Smith Company Joshua Bowers Company Laurie Jo Elliott Robert and Nancy Oakes SINGLEHOME RESIDENTIAL Starr Company Steven Wittenberg Company Stone Arbor | Greystar Tenth and G | Greystar

Woodland Village San Marcos

SUPPLIERS Fast Affordable Restorations The Liberty Group

PROPERTY MANAGERS Common Living Inc. Hanover Little Italy Modera San Diego | Mill Creek Residential The Dylan | Afton Properties

October 2021 socalrha.org | 41

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

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

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 WASH Multifamily Laundry Systems 1988 The Village at Rancho San Diego | R. A. Snyder 1967 Sun An Sea Property Mgmt. Properties, Inc. 1971 Alliance Investment Corp. 1988 Union & Juniper | R. A. Snyder 1975 Edward R. Mateer Company 1988 Utah Street Apartments | R.A. Snyder Properties 1976 Carl Folsom Sr. Company 1988 Villa Serena | R.A. Snyder Properties 1976 Chris Espineli Company 1988 Vista Del Mar | R.A. Snyder Properties 1976 Fran Myrose Company 1988 West Street | R.A. Snyder Properties 1976 Vernon and Judith Au 1988 Windsong Apartments | R.A. Snyder Properties 1976 Laura Waligorski Company 1989 Shirley Ann Parham Company 1977 CULTR 1, LP 1990 Don Riggs Company 1978 Professional Real Estate Management 1992 600 Front Investments, L. P. 1981 William and Charleen Duke 1993 Judy Simeroth Company 1985 Gary Gentile Company 1993 ABB Management 1985 Josie Rhodes Company 1993 Wintercrest Village 1986 Donna Golich Company 1994 Richard Porter Company 1988 R. A. Snyder Properties, Inc. 1995 Robert Kronemyer Company 1988 40th Street | R.A. Snyder Properties 1996 Evelyn Shea Company 1988 4110-4114 1/2 Arizona Street| R. A. Snyder Properties 1996 Susan Tucker Company 1988 4768 Arizona| R. A. Snyder Properties, Inc. 1997 Kensington Properties, Inc 1988 7th Avenue| R.A. Snyder Properties, Inc. 1998 SEA Property Management Co. AMO 1988 8th Avenue| Spanish Court| R. A. Snyder Properties 1998 Kennedy Electric 1988 Alabama Street| R. A. Snyder Properties Inc. 1999 Richard Schneider Company 1988 Apache Village | R.A.Snyder Properties 1999 Megan Court Apartments 1988 Balboa Plaza | R.A. Snyder Properties 2000 Onyx Property Management 1988 Campus Avenue| R. A. Snyder Properties, Inc. 2000 J & C Carpet Company 1988 Canyon Breeze| R. A. Snyder Properties, Inc. 2000 Rodgers Professional Service 1988 Capri Villa| R. A. Snyder Properties, Inc. 2001 Lee Carver Company 1988 Casa Escondida| R. A. Snyder Properties, Inc. 2002 Debra E. Adams 1988 Casa Helena| R. A. Snyder Properties, Inc. 2002 Bruce Sato Company 1988 Chateau Vue| R. A. Snyder Properties, Inc. 2003 Hammett Properties 1988 Cleveland House| R. A. Snyder Properties, Inc. 2003 Robert Curtis Company 1988 Colonial House| R. A. Snyder Properties, Inc. 2004 Albert C. Myrick, Jr. 1988 Hamilton Street (CSP)| R.A. Snyder Properties Inc. 2004 Robert Wilson Company 1988 Hilltop Terrace| R. A.Snyder Properties, Inc. 2004 Betty Star Company 1988 Kansas Apartments| R. A. Snyder Properties, Inc. 2006 Keith Mulfinger Company 1988 Lincoln Heights| R. A. Snyder Properties, Inc. 2006 Francisco Real Company 1988 Linda Vista Village| R.A. Snyder Properties, Inc. 2006 RIO Company 1988 London Terrace| R. A. Snyder Properties, Inc. 2008 Barbara Immonen Company 1988 Mission Chateau| R. A. Snyder Properties Inc. 2008 Sofi Poway | Cushman & Wakefield 1988 Monterey Apartments| R. A. Snyder Properties, Inc. 2008 Krystof Pavek Company 1988 Oak Creek| R. A. Snyder Properties, Inc. 2008 Leonard & Shelly Pool 1988 Oliver I |R. A. Snyder Properties, Inc. 2009 Kenneth W. Ralph Company 1988 Oliver II |R. A. Snyder Properties, Inc. 2009 Lagarda Enterprises, LLC 1988 Park Blvd & Polk Ave| R. A. Snyder Properties, Inc. 2009 Barry S. Spooner Company 1988 Pennsylvania Avenue| R. A. Snyder Properties, Inc. 2010 McMillin Contracting Services 1988 Shadow Glen| R. A. Snyder Properties, Inc 2011 Todd A. Brisco & Associates, APC 1988 Summit Park| R. A. Snyder Properties, Inc. 2011 Atlas Property Service 1988 Taft Avenue | R.A. Snyder Properties

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

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

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Generation Contracting and Emergency Services Inc. BRONZE SPONSORS

Chase Bank-Kristy Blair Team

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

Landlord/Tenant

Questions and Answers Q

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

A new tenant signed a sixmonth lease. Now, he claims he feels unsafe because of an incident at the property and wants to terminate the lease. The tenant claims he has a 72-hour period to rescind the lease after it is executed. Is this true?

There is no 72-hour right of rescission for residential leases.

Is there a law on the length of time a resident must reside in an apartment not to be charged for paint or carpet when they move out? What are the guidelines?

No, the tenant can always be charged for painting or carpet cleaning and/or replacement that is beyond ordinary wear and tear.

We have a one-year lease with a tenant that will expire in four months. If we sell the house now, and the buyer wants to move in, would we be able to break the lease?

The buyer “steps into the shoes” of the seller and the lease is binding upon the new owner.

Is the procedure for evicting a tenant from a garage any different than for a tenant who lives in a residential unit? Is delivering a notice to a post office box legally acceptable?

A notice of termination of a month-to-month tenancy may be given by 1) personal service, or 2) posting on the property and mailing a second copy, normal mail the same day.

3) substituted service by delivery to someone of suitable age and discretion and mailing a second copy, normal mail the same day, or 4) by certified or registered mail which method adds five days to the notice period. Because no one “lives” at the garage, and because the garage may not have its own post office address and service, you may wish to utilize additional service methods and/ or alternate addresses to increase the chances that the notice will be received by the tenant.

Is there any way to impose a rent increase on tenants with a lease or do you have to wait until the lease is expired?

You have to wait until the lease expires unless the lease specifies a specific rent increase during the term. October 2021 socalrha.org | 45

I have a tenant who has been late with the rent on a number of occasions. I charge him a late fee and he pays it. When his lease expires, do I have to renew?

month-to-month.

Consult with an attorney. There can be multiple layers of analysis necessary to determine whether the tenancy can be terminated.

We want to give notice to vacate to a renter of a garage who has been in occupancy for over one year. Can we give a thirty-day notice or does the sixty-day notice rule apply for garages as well?

You can give a thirty-day notice. Sixty-day notices are only required for residential property when the tenant has been in possession for one year or longer and the rental agreement is

Are the laws any different between "motels" and "apartments"?

If you operate a motel, consult with an attorney or the California Hotel & Lodging Association regarding applicable laws. Under Civil Code §1940, many landlord tenant laws (specified in Civil Code §§19401954.05) don’t apply to short term renters (30 days or less) or to hotel and motel residents if certain conditions are met.

I have been asked by another property manager if a former tenant of mine caused any problems and if I would rent to him again. I suspected that he was a drug dealer or at least a drug user but I cannot prove it. What can I tell her?

If you are unsure, you should remain silent. From a legal point of view, it is always safest to say nothing. However, if you choose to do so, you should only reveal information, if any, that you know to be true and can be documented. When making a ecommendation, you are always running the risk that the person you are referring to

46 | Southern California Rental Housing Association Rental Advisor October 2021

believes you are defaming their good name. Making timely notes of what you said and who you spoke to, will be valuable if you are questioned about the conversation in the future. Discuss only facts that pertain to compliance with your lease or rental agreement.

A tenant of three years recently vacated with only a verbal two-week notice. Can she be charged for unpaid rent? She did not have a lease agreement and never signed anything stating that she would give a thirty-day notice.

If the rent is paid monthly and there is no term stated in the lease, written or verbal, the law presumes you are under a month-to-month agreement which requires a thirty-day written notice to terminate. If no written notice was given, the former tenant owes rent up to thirty days minus any amounts that can be collected from a replacement tenant (and you must make reasonable efforts to find a replacement tenant).

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

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48 | Southern California Rental Housing Association Rental Advisor October 2021

SAN DIEGO

SEWER

INCREASES

SCRHA indicated in the September RentalAdvisor that the San Diego City Council was poised to vote a proposed sewer and water rate increase on September 21 – San Diego City’s first such significant sewer rate increase in ten years. The Public Utilities Department launched a Cost-of-Service (COS) Study in January 2018 and released its findings in March 2021. State law requires local governments to perform such studies to provide justification for adjusting rates for government services. The COS analysis determined a sewer increase is necessary so San Diego can absorb cost increases incurred by rising prices for imported water, the need to upgrade the city’s aging sewer infrastructure and to meet the system requirements of the city’s Pure Water project. Without an increase, San Diego’s sewer budget will have a projected $14 million operating deficit next year. The Cost-of-Service (COS) study performed by the City’s Public Utility Department determined approximately 84 percent of the city sewer connections belong to single-family residences requiring more maintenance or replacement. Single-family homes would see a substantial rate increase while rates for

By Southern California Rental Housing Association multifamily, commercial, and meters. The COS Study concluded industrial properties would drop that multifamily properties have under the proposal. been overcharged for sewer service should have rates their The sewer rates will increase by adjusted to the same rate as 5 percent beginning on January single-family homes. 1, 2022, with rates increasing another 4 percent each year in SCRHA testified at San Diego’s 2023 and 2024 and increase again Independent Rate Oversight by 3 percent in 2025 and 2026 Committee (IROC) responding to each year. Single-family homes the overcharges. SCRHA requested will see a 31 percent rate increase the city staff perform more phased in over the next four analysis to determine how sewer years. Meanwhile, sewer rates rates should be calculated rather will decrease for businesses by 5 than using an arbitrary number percent and by 12.1 percent for for multifamily properties. multifamily properties. Capacity Public Utility Department staff fees for new construction also responded that it would do more increases by 20 percent next year. sewer rate analysis of multifamily properties and return to the IROC The City Council also voted to with its findings. increase rates on drinking water by 3 percent which will take effect San Diego has created a financial on January 1, 2022. The increase hardship program for eligible was predicated on the increase residents in need of assistance to of “Pass Through” charges from pay for rent, utilities, and internet the San Diego County Water service. San Diego residents can Authority. visit covidassistance.sdhc.org to see if they qualify, and the city The City Council voted 9-0 to created a bill payment assistance approve the new sewer rates and program called “Help to Others” 8-1 to approve the water rate program, for customers who increase. qualify at sandiego.gov/h2o. However, the study raised concerns how the City’s Public Utilities Department determines sewer rates for multifamily properties since many of those properties do not have sewer

City customers who want more information about the rate increases and/or calculate their payments can visit sandiego.gov/ rate-increases. October 2021 socalrha.org | 49

WHITE PAPERS Our experts have created an entire library of white papers to help you navigate the complex issues facing rental owners and property managers. Log in to your account to read one of our in-depth white papers. With more than 60 white papers available online, you can access the information you need.

socalrha.org

50 | Southern California Rental Housing Association Rental Advisor October 2021

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management...................... ...................................................... (760) 758-6000

Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 October 2021 socalrha.org | 51

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

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

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

SECURE RENTAL FORMS

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

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

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

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

Advertising & Marketing

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

Air Conditioning

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

Apartment Brokerage/Sales

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

Appliance Leasing

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

Appliance Maintenance & Repair

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

Appliance Parts & Repair

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

Appliance Sales

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

Asphalt & Asphalt Maintenance

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

Attorneys-At-Law

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

Backflow Testing

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

FACS ★●▲................................................(510) 266-4600 Superior Abatement Services, Inc.....(844) 583-3278

Cable Television

Evictions

Carpet Cleaning

Exterminators

Cox............................................................ (858) 836-7582 Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

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

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

Boiler Repair

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

Brokerage

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

Cabinet and Countertops

Dixieline..................................................... (619) 358-8188

Fire Equipment Sales & Service

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

Flood Damage

Collections

Floor Coverings

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495 Kimball, Tirey & St. John LLP................ (619) 234-1690

Construction and Remodeling

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

Advanced Exercise ..............................(858) 205-5800 Fitness Machine Technicians............. (760) 600-9575 Opti-Fit...................................................... (888) 601-4350 Citiwide Restoration............................... (858) 231-2801 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928 Bonded Inc.............................................. (858) 576-8400 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

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

General Contractors

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

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

Countertops

Heating & Air Conditioning

Construction Management

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

Deck Coating

Bathroom Remodeling & Refinishing

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

Coin-Operated Laundry Equipment

Banks

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

Financial Services

Fitness Equipment & Sales

Courtesy Patrol

Bathroom Refinishing

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

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

Pacific Backflow Company, Inc..........(760) 639-4000 San Diego Backflow Testing, Inc....... (877) 363-8378 Chase Commercial Term Lending..... (619) 464-0573

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

City Wide Protection Services, Inc.... (619) 938-2333 Life Deck/Pacific Pebbles....................(619) 262-8600 Medrano Co..............................................(619) 264-3434

Drain & Sewer Cleaning

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

Education

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

Electrical Contractors

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

Electronic Key Access

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

Emergency Service Flood/Fire

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

Employment Agency

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

Environmental: Asbestos/Lead/ Mold

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

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

Insurance

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

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection October 2021 socalrha.org | 53

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

Lenders

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

Locksmith

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

Maintenance & Repair

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

Maintenance Supply

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

Market Research

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

Mold Inspections & Remediation

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

Mystery Shopping

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

Paint Manufacturers & Supplies

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

Painting

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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

Property Management Software

Submetering / Billing Services

Purchasing

Surface Repair

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

Ratio Utility Billing Systems

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

Real Estate

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

Renters Insurance

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

Repiping

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

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

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

Sanitization & Disinfecting Services

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

Security Guard Patrol

Security Services

Bald Eagle Security Services, Inc........(619)230-0022 Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694

Plumbing Supplies

Seismic Retrofit

Property Management

Sewer & Drain Line Video

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

Moco Inc................................................... (800) 814-8213 Zumper..................................................... (503) 593-2233 Best Rate Repair.......................................(619) 229-0116 Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

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

Water Conservation

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

Water Damage Restoration

Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802

Water Heaters

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

Window Coverings

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

Windows

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

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

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

Property Management Personnel

Tenant Screening

Towing Services

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

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

Wakeland Housing & Development. (619) 235-2296

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

Renovations & Remodeling

Pest Control

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

Telephone Services

Termite Control & Repair

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

Security Deposit

Plumbing

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

Remote Video Monitoring

AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400 ATCO Pest Control................................ (415) 898-2282 Corky's Pest Control................................(800) 901-1102 Innovative Pest Solutions .................... (800) 871-9878 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

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

Optimum Seismic..................................(323) 605-0000 ASAP Drain Guys & Plumbing............. (760) 721-2904 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Slab Leaks

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

Smart Technology

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

54 | Southern California Rental Housing Association Rental Advisor October 2021

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

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

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

ADVERTISER Index 1031 Exchange 32 1031 Capital Solutions (800) 445-5908

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

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

Tenant Screening 48 Infolink Resident Screening (888) 762.7313

Bathroom Remodeling 47 American Bathtub Refinishers (619) 265-9200 Concrete Services 8 Precision Trip Hazard Removal (760) 658-6116 Deck Coatings & Waterproofing 34 Life Deck Coating Installations (619) 262-8600 Electrical Contractors 34 Kennedy Electric (619) 464-6568

Towing 34 Western Towing (619) 297-8697 Utility Billing System 12 Livable (877) 789-6027 Windows 20 Newman Replacement Windows (760) 764-4553

Property Management Software 26 Yardi (800) 866-1144

56 | Southern California Rental Housing Association Rental Advisor October 2021

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

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