Southern California Rental Housing Association Rental Advisor Magazine - March 2024 by Southern California Rental Housing Association

March 2024

Perspective:

The Folly of Rent Control See Page 21

In Case You Missed It!

Legislative Updates from SCRHA Guidance on County Eviction Moratorium & Rent Cap As SCRHA reported earlier, the County Board of Supervisors passed a Temporary Eviction Moratorium and Rent Cap Ordinance. It went into effect immediately in affected zip codes and will remain in effect for 60 days. Housing providers may not terminate tenancy or evict tenants who they know or should know have experienced an Economic Loss as a result of flooding without Just Cause, which is defined as an imminent health and safety threat. Rent increases in the affected areas will be limited to no more than 5.3%. SCRHA has created guidance for members to assist with compliance that is available at www.socalrha. org. The page will be updated as more information and clarity are made available. SCRHA Advocacy Encourages National City Council to Delay Tenant Flood Protections On Tuesday, February 20, the National City Mayor and City Council reviewed potential tenant protections that would go beyond the existing protections in the County Flood Eviction and Rent Cap Moratorium. After lengthy testimony and discussion, the Council voted to delay action and have city staff return with more data and possible language for an ordinance to be reviewed by the council at a later meeting. Chula Vista Council Approves Mandated Changes to TPO; Asks Staff to Return with Specific Discussion Items On Tuesday, February 20, the Chula Vista City Council was presented with draft changes to the city’s Tenant Protection Ordinance (TPO) that are necessary to remain in compliance with State Law (SB 567) that goes into effect on April 1, 2024. The council also asked city staff to return within 6 months with options for reducing requirements for housing providers in specific cases, such as the time a unit must be vacant when completing a substantial remodel. The current definition for substantial remodel establishes that a unit must be vacated for 60 days to complete improvements. Concern was expressed that this may pose

MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

a barrier for smaller properties and units that might be able to be completed sooner. SCRHA will continue to work with the city on improvements to the TPO.

Urges Expedited Action on Property Insurance CalRHA recently issued a press release calling on Insurance Commissioner Lara to expedite solutions for stabilizing California’s property insurance.

Lemon Grove Council Rejects Emergency Mobile Home Rent Control Ordinance A proposal to enact an emergency rent control ordinance on the city’s lone mobile home park failed on Tuesday, February 6. SCRHA submitted a letter of opposition encouraging the city to explore existing resources for renters and to work with stakeholders on alternatives to a costly regulatory structure. The council directed city staff to work with the owner directly and the owner agreed not to raise rents for 90 days.

City of San Diego Amends Tenant Protection Ordinance to Comply With State Law On Tuesday, February 6, the city council approved changes to the Tenant Protection Ordinance (TPO) that align the ordinance with SB 567, which changes state law regarding certain no-fault evictions. That bill becomes effective on April 1, 2024. Both San Diego and Chula Vista must align their Tenant Protection Ordinances with state law before the bill takes effect. SCRHA will be working on updating forms impacted by the changes and provide more guidance in the coming months.

GTF Properties

Donna Webber Company

1963 1965

CELEBRATING

John Belanich Company Creaser & Warwick, Inc.

DNC Limited Partnership

The Kevane Company, Inc.

Elinor van den Akker Company

RG Investment Real Estate Services Inc. Dangel Properties Company Caesar Oriol Company John and Griffith Company Fred Shirley Salzer Mate (Matt) Jurlina Company Fleetwood Properties AtlasSteeve Management Group Rolf Company

Richard Ramsey Kenneth RundlettCompany Company

Laurence and&Carolyn Kaiser Sally Nesbitt Cathy McLean Errol Tonsky Company Darrell E. Holt, CPA

Gregory Robinson Park Place GardenCompany Apartments Richard Hancock Company Peter Mallen Company

Sierra Mar Properties LLC - Paul Hasley Torrey Pines Property Management Mary Ann Tarantino Company Johnston Property Management, Inc. Terry Moore, CCIM, Inc. Dan Kaufman Jerry Conway Company Olive Tree Apartments IHA Partners Inc. Linda Steenson Jeffrey Malik Company Marina Bush / SeaDate G. Beit-Ishoo George and RaheCelida III Company George Haddad Ludecke Investment Properties, LLC Al Smithson Company

Cheryl Harper Longley FamilyCompany Trust - Nancy Longley Trustee Rehmann Realty Group Waltwood Properties

Marilynn Nemeroff Company Asset Property Management Nancy Mullins Company Mary Sandra Schroeder Company NLJ, LLC JDI Management Company Brothers II Paul Hastie Company Antonia Seng Company

1965 1966 1966 1966 1968

1972 1960 1976 1974 1976 1977 1979 1978 1980 1978 1981 1982 1980 1985 1983 1985 1986 1988 1986 1989 1989 1990 1989 1990 1992 1991 1995 1992 1996 1993 1996 1994 1996 1995 1996 1995 1997 1995 1998 1996 1997 1998 1997 1998 1998 1999 1998 1999 2000

RJW Properties, Inc.

2002

Wakeland Housing & Development

2003

Muraoka Enterprises Inc.

10+ years of membership

2004

Law Offices of Andrew C. Laubach Michael Chasin Company Walz Properties| Fortuna Investment Group Florence Labo-Crick Company Mark Marshall Company

2005 2000 2006

2003

Laura Sperry Company

2004 an ANNIVERSARY This Month 2004 David Olson Company ATI Restoration, LLC

People Helping Others Prop. Mgmt.

Casa De Helix Apts Elizabeth Dammassa-Uglik Company Evelyn Sanders Company REC Properties| Peasquitos Point Apts. Sal & Alice Dalfio Dennis & Tina Daneri

Mira Bella Apartments | Simpson Group Chuck Hoffman CSCDMT Family Property LP Araz Yacoubian The Clay Family Company Trust Sherry Bird Company Joni Skinner Company

2004

2000 2007 2003 2007 2003 2007 2003 2009 2009 2003 2009 2004 2009 2004 2010 2004

Sciuto Properties Law Street Properties Tom Brady Company Stadium Arms

Axiom Real Estate Sharon Whitley Larsen Company Barry Treahy Company The Premiere Residential, LLC Dennis and Marian Pierce Zimmerman Property Management Jesus and Yolanda Arroyo Hidden Valley Apartments Betty Bark Company Pacific Crest Apartments LLC | Southwest Equity Partners David M. Pierce Jack Doyle Tamra FullerCompany Fountas Joemara Rentals, LLC Buchanan Property Management Corp. Cristina Rutherford Company Brian Steer Company Alliance Dwellings, LP Eagle Property Management

Arbors at California Oaks Apartment Homes Little Properties JDS Security Company Lisa Blocksom Silverado Apartments (RCMI) Southern Cross Property Consultants

2010 2004 2010 2005 2011 2006 2011 2007 2012 2008 2012 2008 2012 2008 2012 2009 2012 2009 2013 2011 2014 2014 2011 2014 2012

SatisFacts Research Patrick Harris Company

2014 2012 2014 2013

Rolling Hills Gardens | Greystar

2014

account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please account, orpublications were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the department at publications@socalrha.org contact the publications department at publications@socalrha.org

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account, or were taken under new ownership, the member 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

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INDEPENDENT OWNERS Andrea Deckwerth and Evan Galbo Cambridge Holdings Compass Daniel Hecko - Company Daniel MacDonald & Stephen Leonard Diana Parmar Company GLO Company Integrity Housing Judith Kramer Company

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RESOLVE TO SAVE IN 2024

Contributed by the Livable Content Team hether or not you set resolutions, it’s natural to look for ways to improve your business at the beginning of a new year. This is a great time to think about building and bettering your properties for the sake of your business growth and development. The health of your business is everything. You can’t serve Residents and protect your investments without a healthy bottom line. Your net operating income is important - it’s the single best metric of the health of your business! So in 2024, we want to show you that the best ways to save this year - and even generate NEW revenue! encapsulates a broader landscape that will positively

impact the health of your finances, your properties, your Residents and our environment. Make this year bolder and greener with conservation as your first step to saving money. What’s good for the planet is good for your wallet! LEARN THE BENEFITS OF USING CONSERVATION AS A GUIDING PRINCIPLE Exercising good conservation practices makes sense for the earth and for living well, and it’s in your financial interest. We know that conversation efforts, big and small, impact the environment and are a service to the greater good and generations to come while honoring Mother Earth. On top of that, more renters, especially younger Residents, are looking to live in places that support their values.

Livable is dedicated to conserving water and other natural resources while helping independent rental owners get more from their investments. To learn more about Livable’s innovative cost recovery solutions and educational initiatives for residents, visit livable.com/apn. 16

MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

The environment is high on their list, so touting your property’s green goodness can help you secure them as customers. Going green will also make for happier Residents and more money in your pocket. Your Residents will be happier to rent from a housing provider who cares for the environment and they will appreciate the attention, routine maintenance and focus on systems and appliances that a focus on conservation naturally addresses. Low-flow showerheads, smaller-volume toilets and Energy Star appliances are easy ways to get started and offer a lot of environmental bang for your buck. Improving energy and water efficiency in your buildings may require an initial investment in time and money, especially if you are just starting with saving energy and water. But in the long run, conservation practices save time, money and headaches for you and your renters in 2024! GOING GREEN IS EASIER THAN YOU MAY THINK If you are just beginning to get involved with conservation efforts, there are numerous ways you can begin. It can be a daunting task to undertake but doesn’t have to be. Livable provides resources to property owners like you to help you learn where to start at your properties to save you both resources and money in the long run. Check out state and local resources - you may be able to get grants or tax credits to help with the upgrades. Check out these few simple ideas for getting started and implementing conservation efforts at your properties. • Perform a regular audit for any leaks in your buildings’ sinks and water lines. • Regularly inspect and replace toilet tank flaps to prevent annoying “running toilets.” • Consider replacing lawns with a landscaped garden or a combination of garden types such as rock, produce or floral. They’re ultimately less costly than maintaining a green lawn and can be a way to build community. • Replace your building’s water tank and/or boiler with a newer, more efficient one. • Switch to LED light bulbs in your apartments and common areas.

to replace kitchen appliances. • Be sure to properly weatherize and winterize your buildings to ensure cold air isn’t leaking in and precious energy leaking out. • Provide conservation resources to your tenants (readily available at our website!). Simple awareness of their consumption habits can lead to a reduction in use. Ask us how to get started with those efforts! There’s no better time to start saving through conservation than in 2024. Do your research and find the most practical options that fit your property and budget. Look for state, federal and local sources to help you pay for these efforts with tax breaks and grants. Depending on where you live, options abound to pay for LED lighting upgrades, energy efficient windows, boilers, solar panels and more. Remember that every step counts! Even if you can’t swing huge updates at once, every repaired leak and replaced toilet flap saves precious water - especially in drought-stricken areas - and reduces your utility bill at the same time. LIVABLE AND THE INDEPENDENT RENTAL OWNER Don’t forget to check out Livable’s tools to reduce how much energy and water your tenants use and recover up to 90% of your utility costs. Our Ratio Utility Billing System allows you to fairly bill your residents for their share of utility use, including Wi-Fi, water and electricity (no matter its source). We also help you educate residents so they are inspired to conserve resources. If you have fewer than 20 units, be sure to check out the ALL NEW Livable Pro! It’s the first DIY utility recovery system designed for the Independent Rental Owner. No need to book time with our experts to get started. You can set up an account and add properties, units, team members and Residents when it’s convenient for you! Livable Pro offers the same online payments and full transparency to your Residents with the easy billing and savings of our original full-service offering, designed for the smaller IRO. Sign up today and start saving in just 60 days. We understand that Independent Rental Owners are one of the largest investor groups in the US – and one of the most underserved. We’re here to change that. Come save with us! Learn more at Livable.com/APN.

• Opt for energy-efficient models when it’s time SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

PREFERRED PARTNERS The Southern California Rental Housing Association partners with industry leaders to provide value-added products and services. These businesses offer special discounts, rates, and services to members of the Southern California Rental Housing Association.

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

This Probably Never Happened to You, But... By C. Finley Beven

his had been going on for quite some time. The tenant from #3 was continuously late in paying his rent, and by the end of last month he still owed half of the rent. This month he again did not pay “on time”, but now he owed 1½ months of rent. He got a 3-day notice, but still he didn’t pay. Our attorney service filed an unlawful detainer complaint. Our issue was simple, non-payment for rent. His answer was not simple. He claimed that the building was INFESTED with roaches, thus justifying his nonpayment of rent. We take a great deal of pride in the properties we manage. The owner of this particular property provides weekly janitorial service and monthly pest control service.. This tenant’s claim was probably urged on him by some eviction-delay service. They know that judges frown on owners that do not provide sanitary housing. They also know that any reason (or no reason) is grounds for answering the complaint, thus forcing a trial. It was a delaying tactic, and we are going to court. However, when we get to court, I want to keep the proceedings narrowly focused on THE REAL ISSUE: NON-PAYMENT OF RENT. I do not want the judge to empathize with the tenant who cannot meet his contract obligation with us. I do not want the judge to be visualizing roaches when he should be seeing unpaid rent going up-in-smoke.

As we would have for any such claim of a habitability issue, we contacted one of our pest control vendors and provided the company with the tenant’s name, address, and contact information. The vendor was asked to promptly contact the tenant and make an appointment to inspect the unit. Once in the unit, the vendor was directed to take photos of any signs of infestation, and promptly take whatever professional corrective action the conditions suggested. Using this pro-active approach, if any signs of infestation are found, we will have evidence that we acted promptly to cure the problem. If no signs of infestation are found, we will have an invoice from a professional pest control company indicating that they inspected the unit and no signs of infestation were found. With a current invoice as evidence, the judge will know that we are conscientious about our properties, and that HABITABILITY IS NOT THE ISSUE. I believe that this sort of approach is good for our image as owners, and good for our tenants. It has worked well for us. Dear Readers: This article is the 245th in a series based on the lessons we have learned the hard way. The contents of these articles are merely opinions of the writer. They are not intended as specific legal advice and should not be relied upon for that purpose. Our practice is in constant refinement as we adjust the way we operate to an everchanging market. I appreciate your questions, comments, suggestions, and solutions. Contact C. Finley Beven, JD, CPM, CCAM, 99 S. Lake Avenue, Pasadena. (626) 2434145. Fin.Beven@BevenandBrock.com.

C. Finley Beven has been involved in real estate, property maintenance and property management since 1975. He is a Certified Property Manager (CPM), Institute of real estate Management since 1987. He is also a Certified Community Association Manager (CCAM) and is a member of the California Association of Community Managers. He has a brokers License #00696626 in the State of California. He has a BA, USC; JD, Southwestern University Beven & Brock Property Management Co., Inc. 99 S. Lake Avenue, Pasadena. (626) 243-4145 Fin.Beven@BevenandBrock.com - www.BevenandBrock.com SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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April 2022 socalrha.org | 25

Perspective: The Folly of Rent Control By Natalie Davis, President, Colorado Association of Realtors [Editor’s Note: While this article was written about rent control regulations proposed in the State of Colorado, the arguments made in opposition to the failed policy are valid for any jurisdiction.]

here is little argument when it comes to the issue of affordable housing — owned or rented — that Colorado is at a critical juncture to identify and implement muchneeded solutions to protect the economic vitality and housing future of our state and its residents.

For more than 40 years, Colorado law has prohibited local governments from enacting rent-control ordinances – a recognition of the damage rent control can do to available housing, and the negative impact that one local government’s housing policy can have on neighboring communities. As Coloradans, we know all too well that you can’t fix the costs for housing — you can’t fix the price, the property tax, the maintenance, the energy costs or anything else. The fiscal responsibility to maintain a property remains whether you’re living in that home or renting it out. Trying to fix one cost component of that equation only creates a negative ripple effect across the entire housing market.

On the heels of last year’s failed effort by Colorado lawmakers to pass a repeal of the prohibition on local rent control, and standing now at the doorstep of the 2024 legislative session and what will certainly be a reignited conversation and effort to impose rent control, it is even more important that we step back and take a thoughtful look at the well-studied, well-documented failures of similar policies in communities across the country and not make the same mistakes. Rent-control measures not only fail to improve the financial situation of most renters but also shift the burden of economic difficulties, inflation and other costs onto the housing provider with no counterbalance. This drives housing providers out of communities, stalls new development, reduces the supply of rental units, lowers property values and, over time, harms that area’s economy. Rent control has failed everywhere it’s been tried. This fact cannot be argued. When evaluating public policy, we have to examine outcomes rather than intent. Both during and following World War II, between 1941 and 1964, the federal government-imposed rent control on roughly 80% of rental housing. Over time, the policy was abandoned after prominent economists unanimously argued

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

against the policy and its ability to create housing solutions. That is a sentiment that continues today with recent surveys of the country’s top economists revealing that only 2% of those surveyed believe that rent control in large, high-density cities like New York and San Francisco was having a positive impact on affordable housing options. In fact, most economists argue that rent control deters developers from building more homes, worsening the housing supply crisis in cities across the United States. HEED THE DATA The evidence has piled up even more in the past decade as study after study reveals that rent control policies reduce housing options for the people who need it most, no matter the place or policy. Controlling rental pricing helps a select few at the expense of future generations. It’s effectively a policy void of equity across time. • A 2014 study in Cambridge, Massachusetts found that entire neighborhoods lost their desirability in areas where the rent control policy’s implementation was most intense, according to findings published in the National Bureau of Economic Research. In fact, removing rent control spurred economic gains for residents within and nearby rent-controlled structures.

• In a 2018 study by the Brookings Institute, rent controlled units were converted to owneroccupied condominium housing because rental housing providers could not sustain continual losses due to rent control. While this might seem like it added to housing inventory, all it did was make the same units more expensive and accessible only to higher-income individuals, further gentrifying the neighborhood and widening the income inequality — both opposite of the intended goals. In fact, the study found high-end housing generated in response to rent control losses attracted residents with at least 18% higher income. • In 2022, St. Paul, Minn., enacted rent control and the “permitting data suggests Minneapolis is the beneficiary of St. Paul’s rent control folly,” according to The Wall Street Journal editorial page. Once again, rent control reduced housing opportunities for the people who need it most. Looking within our own state [of Colorado], the July 2022 “Affordable Housing” ordinance implemented by the City and County of Denver has already had a negative impact on our housing situation as it has significantly pushed the number of building permit applications down. Rent control, rent stabilization, or

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any other labeling to describe this harmful policy will create housing distress in communities across the state in multiple ways. Today’s tenants might gain advantages of controlled pricing, but families and workers looking for a place to live and call home will find themselves locked out of housing opportunities as current tenants are incentivized to stay in place. A rental cap typically leads landlords to sell their rental properties to owner-occupants so that landlords can still earn market price for their real estate. Rent control can also lead to the decay of the rental housing stock. In addition, landlords are more likely to skip property maintenance because they can’t recoup their investment by charging appropriate market-level rental rates. Moreover, some jurisdictions would adopt rent control while others would not. This would place an unfair housing burden on local jurisdictions adjacent to those who adopt rent control because people will look for available housing elsewhere. While rent control may provide some relief to current tenants, in the long run it decreases affordability, fuels gentrification, and creates negative spillovers on the surrounding neighborhoods. The ripple effect leads to transportation and workforce inefficiencies, areas where we are already in need of long-term solutions as well. A SMARTER WAY We can pursue better policy options available right now to address the common denominator of the housing shortage, which is clearly the lack of housing supply at multiple levels. We need to increase the supply of residences by removing regulatory barriers that only serve to limit how many structures are built and delay the units our communities need now. We must explore and implement programs that incentivize local jurisdictions to relax overly restrictive zoning codes and permitting so we can invite the necessary investment to build housing that meets the needs of our state’s entire residential spectrum.

Despite the good intentions of bill supporters and several state lawmakers, the emotional, economically flawed passage of such a bill would result in a huge detriment to Colorado’s housing market, creating a patchwork of “rent stabilization” ordinances throughout the state. It would lead to adverse outcomes by capping the ability for housing providers to set rental rates. As studies have shown, rent-control policies would decrease development of new housing and reduce residential mobility, leaving even more, larger sectors of Coloradans out of potential housing. Put simply, rent control policies have been proven not to work and the result is always less available housing and higher prices. According to data collected and analyzed by the Colorado Association of Realtors, our statewide housing inventory sits near record lows since the association began tracking the data in 2010. At the same time, housing prices, driven by an insatiable demand, have hit and maintained record high levels in the past two years while housing affordability has tanked amid these factors, and more recently, higher mortgage interest rates. So, as we stand here at the doorstep of a new year and a new lawmaking session at our state Capitol, we know that rent control is not the answer, and we know that Colorado doesn’t have the housing to lose. We also know, through experience and the outcomes of similar rent-control efforts, that the answer to solving our affordability crisis is increasing the supply. It is the single greatest way to achieve more affordable housing for all Coloradans. Let’s create real solutions for housing affordability by focusing on the outcomes and tools, including ones like Proposition 123, to increase our state’s housing supply.

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CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes Questions? Contact us at events@socalrha.org or 858.278.8070

March 26

4:00P - 7:00P

Trivia Madness Grab your thinking cap and get ready to put your knowledge to the test at the first-ever SCRHA Trivia Madness on March 26 from 4:00 PM to 7:00 PM at Original 40.

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April 9

9:00A - 4:00P

Fair Housing Part I & II A staple in the property management industry, this two-part series provides an in-depth look at Fair Housing. Register today and understand how you can learn valuable tips from a risk management perspective. ICON KEY

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April 25

8:30A - 3:00P

Rental Housing Conference & EXPO Join us for a day of education and fun at the 2024 Rental Housing Conference & EXPO. Sign up today to enjoy a day with six seminars, a full tradeshow, and prize giveaways.

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2:30P - 3:30P

Supplier Council Join your Supplier Colleagues for on-trend roundtable discussions and guest speakers who will share best practices to thrive in a dynamic industry.

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April 2022 socalrha.org | 17

SIMPLE STRATEGIES TO PLANNING AN EARTHQUAKE RETROFIT by Ali Sahabi, Optimum Seismic

California has an average of about 21 earthquakes per day, 150 quakes per week, 7,750 a year.

going to cost me?” “Will my tenants have to relocate?” “Why should I do it now?”

ost are too small to be noticed, yet our state sees more seismic activity than virtually any other place in the world. California also experiences more earthquake damage than other parts of the U.S. due to densely populated cities and infrastructure located along active faults.

IT CAN BE COSTLIER TO WAIT

We need to learn to live with earthquakes, and to prepare ourselves for when the next Big One strikes. That’s why a growing number of cities throughout California are considering adopting new laws that would require retrofits of buildings that have been proven to be vulnerable in a quake. Naturally, there can be concerns whenever a new law comes out. People frequently ask, “How much is it

Most earthquake retrofit laws give apartment owners several years to get the work done. Still, many owners are acting now to protect their investment and the safety of their tenants. They also know that as deadlines draw nearer, costs for the retrofit work will increase and construction timelines will be tighter. There are liability issues to consider as well. Case law has set a precedent that puts the responsibility for death, injury or property damage in the hands of the property owner. Owners of the Northridge Meadows Apartment complex – the structure that collapsed during the 1994 Northridge quake, settled multiple claims filed by the families of the victims. A more recent case out of Paso Robles found property owners liable for $2 million in damages due to negligence Please turn to page 29

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Continued from page 27

in the deaths of two people during the San Simeon earthquake of 2003. Liability issues are also prompting lenders and insurance companies to require property owners to perform seismic retrofits on their buildings in order to obtain new financing or insurance coverage. A SMART INVESTMENT FOR THE FUTURE Retrofits have proven effective in preventing damage, and they can be cost-effective, too. Property owners can expect to save up to $7 in direct losses for every dollar spent on a soft-story retrofit, according to a Caltech study. Had the research factored in loss to contents, alternate living expenses or deaths and injuries, the cost-to-benefit ratio would have been significantly higher. Another study by NIBS put savings at $13 for every dollar invested in retrofits. A more recent study from The study by structural engineer Keith Porter, an expert on California seismic safety issues put savings on multifamily buildings at $32. Incentives are available in some cities that are offering special low-cost loan programs or allowing apartment owners to recoup some of the cost through rent increases. PLAN YOUR RETROFIT WITH TENANTS IN MIND Most cities require landlords to mitigate unacceptable living conditions caused by construction and/ or renovation work. The thought of having to

relocate tenants, can be daunting. But in virtually all circumstances, Optimum Seismic has found it to not be necessary. It’s important to select a seismic engineering and construction company that has a history of accommodating tenants while doing the work. Much of that entails their construction schedule, whether they cover and clean up their work to avoid disrupting tenants during non-business hours, and if they complete retrofits on time, on budget and without any complications in the local Tenant Habilitity Process. PRESERVE PARKING SPACES You don’t have to lose parking with a soft-story retrofit. Proper engineering identifies the most effective and economical option for each individual property. When the done right, the project can be completed with minimal impact to the structure and its residents. It also avoids permitting delays and/or the need for costly revisions in the future. If you own a building that you believe may be vulnerable to damage – or if you live or work in one – it’s important to educate yourself on cost-effective measures that can be taken to save lives, protect property, and preserve the well-being of the community-at-large. Find out the risks you face. Call Optimum Seismic at 833-978-7664 for a free building evaluation today.

The Optimum Seismic team has been making California cities safer since 1984 by providing full-service earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings. With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

California’s Insurance Market in Crisis

By Grant Otter, Heffernan Insurance Brokers he headwinds facing the global Commercial Property and Casualty insurance market have gotten stronger, with trends over the past five years being of “major concern” in nearly every line of business for habitational property owners and managers. As members of the Apartment Association of Greater Los Angeles, it is crucial to stay abreast on the evolving insurance market landscape to make well-informed decisions regarding your insurance program. In this article, we take a moment to dive into the current California Property insurance market and offer some valuable advice to Apartment Association of Greater Los Angeles members and rental housing providers on securing the best coverage for their investment assets. TRENDS IN THE CALIFORNIA PROPERTY INSURANCE MARKET Wildfires have burned nearly 10 million acres of forest and destroyed 39,000 homes in California over the last five years, providing a glimpse at just how dire the state’s climate crisis has become. At a time when it’s more vital than ever for property owners to have adequate insurance coverage, many carriers have decided to no longer insure homes in certain parts of the state, while others have left the property insurance market altogether.

Last year, two insurance industry giants pulled back from California’s home and property insurance market due to increasing wildfire risk and soaring construction costs and prompting the insurers to stop writing new policies in California, the nation’s most populous state. State Farm announced it would stop accepting applications for all California business and personal lines of property and casualty insurance, citing inflation, a challenging reinsurance market and “rapidly growing catastrophe exposure.” As a result, many California residents are left with little to no options for homeowners and property insurance — particularly those with properties in areas most at risk of wildfire damage. RISING PREMIUMS The property insurance market in California has experienced a noticeable uptick in premiums. This increase can be attributed to various factors, including the growing frequency and severity of natural disasters such as wildfires, and record snow and rainfall. Natural catastrophic losses are poised to exceed $100 billion for the fourth consecutive year putting immense pressure on front line property underwriters and their reinsurers. Insurers are adjusting their rates to account for these heightened risks, impacting property owners’ margins. Construction costs have also surged, with inflation rates reaching +9.1% in June of 2022, the

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

highest since November 1981. Building material costs have increased at even higher rates in recent years. Reinsurance is about to “hit-up” the primary insurance market with another 10%-15% rate increase year over year. Reinsurance is a type of insurance for insurance companies that allows insurance companies to reduce financial risk by transferring some of the risk to a third party. The reinsurance contracts renew every January and July of each year. COVERAGE LIMITATIONS Insurers are becoming more cautious and selective about the risks they underwrite. This has led to increased scrutiny of property conditions and location-specific vulnerabilities. Some areas may face limitations in coverage, particularly in regions prone to natural disasters, like high fire zones and flooding in coastal regions. Owners are sometimes forced to choose much higher deductibles due to increased insured to value underwriting mandates. For example, named windstorms and wild fires are being specifically excluded or limited in coverage terms. This is a constant juggling act for client and broker to identify these annual changes. SOME ADVICE FOR RENTAL HOUSING PROVIDERS Risk Assessment and Mitigation. Have a third-party broker (not your current broker) conduct a thorough risk assessment of your properties and current insurance program to identify potential vulnerabilities and exposures to your margin. There may be policies and procedures you are not currently implementing that could create dividends and reduce your overall cost of insurance. Implementing risk mitigation measures such as improving building infrastructure, installing fire-resistant materials, and contracting with a fire monitoring company can have a positive impact on your premiums. Work With a Broker and Underwriter Who Understands the Real Estate Industry. Securing comprehensive coverage at a reasonable cost may be challenging right now. Off the cycle of your renewal date, work with an insurance broker who knows your industry and can help secure terms of coverage well in advance of your normal renewal date. This will take “heat” off underwriters who are under pressure to renew their current clients. Given the evolving market conditions, it’s essential to explore multiple insurance providers to find the most favorable terms and pricing. Underwriters who specialize in property insurance for habitational risk will help ensure you receive the best coverage options tailored to your specific needs.

THE CALIFORNIA FAIR PLAN Absent any other alternatives, property owners have had to obtain insurance coverage through the California FAIR Plan program. The California FAIR Plan is a state-mandated program designed to provide basic property insurance coverage to property owners who are unable to obtain insurance through the traditional insurance market, including non-admitted carriers. The plan was created to ensure that property owners, particularly those in high-risk areas prone to wildfires, can still access essential property insurance. The FAIR Plan is a syndicated fire insurance pool comprised of all insurers licensed to conduct property / casualty business in California and was originally established by statute (California Insurance Code sections 10091 et seq.) in August 1968 as an insurance placement facility. The FAIR Plan provides basic property insurance coverage, typically covering fire and other perils specified in the policy. It is not as comprehensive as a standard homeowners insurance policy but serves as a last resort for those unable to obtain coverage elsewhere, including non-admitted carriers. FAIR Plans are typically more expensive than standard home insurance policies. In California, the average homeowner pays $1,428 for $250,000 in dwelling coverage while under a FAIR Plan, homeowners should conservatively expect their homeowner’s insurance Please turn to page

MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

HELP STOP RENT CONTROL INITIATIVE

FACTSHEET

A new rent control initiative will be on the November 2024 ballot. 2024 BALLOT INITIATIVE

PROPERTY OWNERS

Local jurisdictions will have free rein to impose and expand rent control.

Your rental income and property value will decline.

Will prohibit rent increases upon vacancy (also known as vacancy de-control) by eliminating the owner's ability to charge the market rate when a tenant vacates the unit.

If you are renting your units below market, you may never catch up because the initiative allows local jurisdictions to "cap" how much you may increase rent following a vacancy.

WHAT IT DOES

WHY IT MATTERS

Imposes rent control on all properties including single-family homes and condominiums by eliminating AB 1482 protections.

Rent "caps" would apply to single-family homes and condominiums.

To stop this so-called "Justice for Renters" initiative in 2024, CalRHA and its affiliates are asking for your support and contribution to fight this third attempt by the same anti-housing activists behind Propositions 10 and 21 from 2018 and 2020. CalRHA and its regional associations collectively need to raise a minimum $5 million dollars, so we're all in this together. To make a contribution, please scan the QR code. Thank you for your generosity.

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Continued from page 31

rate to be higher than the statewide average. The FAIR Plan issues policies on behalf of its member companies. Each member company participates in the profits, losses, and expenses of the Plan in direct proportion to its market share of business written in the state. However, The FAIR Plan has not been rated or evaluated by A.M. Best. CONSIDER CONSOLIDATION Consolidating Property insurance with other relevant coverages, such as General Liability and Cyber insurance, can often result in cost savings. Additionally, aggregating all your buildings under one policy will provide you with higher, blanket limits and save you time dealing with renewals. Underwriters understand economies of scale when combining other coverages and locations. Sometimes even meeting with underwriters can help determine best outcomes for complex situations.

EXPLORE ALTERNATIVE RISK STRATEGIES Often, through a risk assessment, an experienced insurance broker will find you are missing out on certain policies that can create cost saving dividends for you. Brokers who have the capacity and experience in forming captive insurance options and providing Tenant Legal Liability programs can create an income stream from your insurance program. CONCLUSIONS As the property insurance landscape in California undergoes significant changes, Apartment Association of Greater Los Angeles members must proactively adapt to secure their assets effectively. By staying informed, conducting thorough risk assessments, and exploring diverse coverage options, property owners and managers can navigate the current market with confidence.

The team at Hefferman Insurance Brokers comprehensive business insurance, personal insurance, employee benefits and financial services products to a wide range of businesses and individuals nationwide. For more information, contact Hefferman Insurance Brokers at (855) 700-1988 or www.heffins.com. You may reach the author, Grant Otter, directly at (415) 808-1202.

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Your Guide to 365 Days of Property TLC By Kari Negri, Chief Executive Officer, SKY Property Management Dear Kari, for someone like me who self manages a rental property, what tasks should I be doing throughout each year to ensure my building is being property maintained and to avoid costlyrepairs?

wning or managing a re n t a l p ro p e r t y re q u i re s meticulous attention to detail and a proactive approach to maintenance. Neglecting routine tasks can lead to costly repairs and compromises the safety and satisfaction of tenants. To ensure your property remains in top-notch condition throughout the year, I’ve compiled a comprehensive maintenance checklist spanning each month as well as ongoing tasks you need to keep doing. Whether you’re a property owner, manager, or landlord, this guide will help you stay on top of crucial tasks, ensuring a well-maintained, secure, and aesthetically pleasing environment for both you and your tenants. Let’s delve into the month-by-month breakdown of essential maintenance activities that will keep your property in optimal shape.

JANUARY q

Service water heaters and lubricate 100-gallon boilers and Ray-Pak units.

Schedule jetting of main sewer lines (with issues) to clear sludge and grease build-up FEBRUARY

Re-seed grass and add seasonal flowers.

Schedule to have laundry service (usually free) or maintenance to clean behind dryers (fire hazard) and clear vents.

Start scheduling semi-annual inspections of all units to check smoke alarms, appliances and plumbing. MARCH

Clear rain gutters and check roofs for debris

Check, and if needed, repair and seal all magnesite decks. APRIL

Service HVAC (heating and air conditioning) units, including cleaning coils and freon check for leaks (cheaper before it gets hot).

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

Jet all main sewer lines to clear sludge and grease build-up, if needed

Adjust light timers with time change or install photo sensors.

Smoke alarm and plumbing check all units.

Schedule pressure washing for May or June

Get bids and schedule annual roof maintenance.

MAY

Remind tenants to change or keep HVAC filters clean and distribute information on how to care for HVAC units during summer months.

Begin next year’s budget using updated bids on regular services.

Start collecting tree-trimming bids for trimming in November.

Clean / repair or replace as needed all pool / courtyard furniture and equipment.

SEPTEMBER

OCTOBER q

Last month to get 2nd semi-annual inspections for the year done.

Service barbeques.

Re-stripe all driveways and carports or touch-up as needed.

Check to make sure exterior lights on timers are adjusted with the time change.

Window cleaning - clean all exterior windows.

Sweep off roofs and clean gutters.

JUNE q

Palm trees need to be trimmed June - August

Have all parking gates serviced and checked for the proper safety equipment.

Make sure all pool signage is up to date. JULY

Exterior touch up, and repair stucco blemishes, touch up rails as needed.

Get new service bids as needed (pool, elevator, pest control, gardening, etc.) to begin budget process. AUGUST

Inspect and make repairs to asphalt and re-seal if necessary.

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q Schedule area drain and sump pump maintenance. NOVEMBER q

Make sure sprinklers have been changed for the colder/wetter season.

Trim trees – ask the tree trimmer to remove any debris from trim from roof and gutters.

Remind tenants to check their ovens, stoves and heaters for functionality prior to the holidays. DECEMBER

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ONGOING q

Check walkways for fall or trip hazards, and grind concrete as necessary.

Check the lights on the entire property, timers and sprinkler clocks, including pool light.

Remove graffiti at once.

Check pool gates and others to be sure they close smoothly and securely.

Deep clean the trash areas once a month.

Mark your calendar to provide professional service of all fire extinguishers in all buildings (they expire in different months)

Check the fire box cabinet glass to make sure there are no cracks or missing glass and proper signage. Make sure your

on-site manager is walking their property daily to keep an eye on aesthetics such as landscaping and paint as well as liabilities, trip hazards, loose handrails, leaks. Rotten fascia boards and exterior appearance. q

Replace batteries on digital locks every 6 months.

Navigating the ebb and flow of property management is no small feat. As the months unfold, consider this checklist your compass, guiding you through the ever-changing landscape of maintenance tasks. It’s not just a to-do list; it’s your secret weapon to keep your property standing tall and tenants smiling. So, roll up those sleeves, dive into the checklist, and let your property shine all year long. Because when it comes to property care, staying ahead is the real key to unlocking worry-free success. Cheers to a wellaintained and hassle-free property journey!

ABOUT KARI NEGRI -- Name any aspect of the complex world of property management and Kari Negri has been at the forefront, forging new ground, fighting for the rights of property owners and tenants alike, adding value, and making a significant difference. With a strong background in management, Kari founded SKY Properties, Inc. in 1997 to offer hands-on, boutique-level property management at a competitive price for multi-tenant property owners. Do you have a question for me? Please send your questions and comments to me at Kari@SKYprop.LA.

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6| California Rental Housing Association Rental AMM6 Advisor July 2021 42Southern MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE 18 | Southern California Rental Housing Association Rental Advisor April 2022

Questions Answers Landlord Legal

by Kimball, Tirey & St. John LLP

uestion: If we serve a three (3)-day notice and the tenant decides to move out, is the tenant responsible to pay the monthly rent until the apartment is leased?

nswer: The tenant is still liable for the rent until the lease expires, minus amounts that the landlord could collect by making reasonable efforts to rent the unit to a replacement tenant, even if they vacate pursuant to a three-day notice to perform or quit.

uestion: If I give residents a sixty (60) -day

notice of termination of tenancy and they do not pay their rent for that month, is it okay to give them a three-day notice to pay or quit? The three-day notice does not void the sixty-day notice, does it?

nswer: You can still serve your tenant with a three (3)-day notice to pay rent or quit, and if they fail to comply, start the unlawful detainer action. Just make sure you do not ask for rent that goes beyond the sixty (60)-day notice period.

uestion: I would be interested in knowing

what to do when a resident is demanding a repair be made inside of their apartment, but at the same time is demanding that none of the

on-site maintenance staff complete the repair. Do we hire an outside vendor, or must the resident allow the staff that is available to complete the repair?

nswer: You should find out the reason the resident does not want on-site staff to do the repair. You have the right to choose who should do the repairs for your apartment units but there could be reasonable requests made to facilitate on-site staff gaining access.

uestion: One of my tenant’s sons just turned

18 years old. Should I obtain an application from the son, and add him to the rental agreement?

nswer: You should have everyone 18 years of age or older fill out an application and sign the rental agreement.

uestion: I had a tenant move out several

months ago. I returned $600 of his $1,000 deposit. He disputes all but $50.00 of the deductions and has threatened to sue me. He also has not cashed the refund check. How long does he have to sue me?

nswer: In California, the statute of limitations determines the time that you must bring suit to legally enforce a claim. For written

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

agreements, four years from ekers cite a company’sit isfeel if it’s a right fit,the the time offer of the breach. For oral agreements, the t to diversity as an should be made. “Nearly statute one in of from theexpect time ofa the actor in limitations deciding is two years five Gen Zers job breach. offer not to accept an offer.” one week from the initial phone uestion: I have returned the balance of the ry important for a screen. The majority expect an security deposit to a former tenant after talk the talk and walk offer withincharges two weeks.” Whether deducting cleaning and insufficient versity and inclusion this expectation is realistic or that check bank charges. The former tenant claims be a phrase in your not, companies that make an I cannot legally deduct the bank charges from the mission statement or actionable change to speed up not security deposit because that deduction was e that meets once a statedtheir willmy winrights? top specifically in thehiring lease.process What are s dedication needs Gen Z talent. nswer: California law allows for the use of the n initiatives like security deposit to include other charges than pronoun preference, *Statistics pulled from Yello just cleaning, damage and unpaid rent. There commodations for is no legal requirement that they must be specified re differently-abled, in the rental agreement in order to be enforced by nsure fair and equal a court. If the bank chargeName was for Birth a NSF check, Generation Years

California Civil Code §1719 expressly permits a Baby Boomers

service charge not to exceed $25.00 for the first returned check and $35.00 for each subsequent returned check. If you cannot resolve the issue, it will be up to the local small claims judge if it is reasonable.

uestion: Our tenant gave us a thirty (30)-day

written notice to terminate her tenancy. She moved out 10 days after serving the notice and claims she only owes rent up to the day she moved out.

nswer: She is liable up the date the thirty (30)day notice expires, minus amounts that you can collect by making reasonable efforts to rent the unit to a replacement tenant. However, note that a person terminating a tenancy based upon domestic violence is only liable for 14 days of rent.

1946-1964

an Offer, and They Kimball, Tirey & St. John LLP is a full-service real estate law firm representing residential and commercial property W owners and managers. This is for general information purposes only. While KTS provides clients with information Genarticle X 1965-1980 R procedures make changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative on legislative o establishservices a hiringor membership in trade associations. Our legal alerts are provided on selected topics and should not be relied Millennials 1981-1996 upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. and follow the correct Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. en extending an offer. For contact information, Gen please Z visit our website: 1997-2012www.kts-law.com. For past Legal Alerts, Questions & Answers and no part ofLegal that.Articles, They please consult the resource section of our website. © 2023 Kimball, Tirey and St. John LLP

sor April 2022 44

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Manufactured Housing: Booming Investments & Cutting-Edge Tech by Max Glassburg, Yardi breeze

n recent years, manufactured housing has emerged as a crucial component in addressing the affordable housing crisis in the United States. Once viewed as a less desirable housing option, this sector has undergone a transformation, capturing the attention of investors and innovators alike. This article delves into the reasons behind this shift, the challenges faced and the technological advancements propelling the industry forward. MANUFACTURED HOUSING IS A GROWING INVESTMENT OPPORTUNITY

Do manufactured homes hit the sweet spot for investors? The answer is mixed. REASON TO BE EXCITED As affordable housing becomes increasingly scarce, consumers are turning to manufactured homes. This has led to a surge in development. In 2022, Lesli Gooch, CEO of the Manufactured Housing Institute, noted the production of over 100,000 units in 2021. This was the first time this has happened since 2006. With regards to affordability, each home averaged $87,000. This tracks with other statistics on the cost of manufactured housing. MHVillage pointed out that the average cost per square foot of a site-built home is $139.20. The average cost per square foot for a 46

MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

manufactured home is $72.46. Michael Callaghan, managing partner with Four Leaf Properties, spoke of the extensive development activity, including UMH Properties and Nuveen Real Estate’s new joint venture making a significant $170 million investment in new communities. The sector’s resilience is emphasized by its ability to adapt during supply chain disruptions and economic downturns. Gooch also pointed out the flexibility afforded by factory-based production, which allows for sourcing alternative materials and meeting HUD specifications. REASON FOR CONCERN The sector’s stability and low operating costs have attracted the investment community, especially in challenging markets. However, there has been a growing concern about insufficient stock to meet investor demand. Callaghan noted that about 80% of activity involves properties not considered institutional grade. “Around 80 percent of the activity in manufactured housing fits that [non-institutional] category,” he said. “That’s the product the big [investors] don’t want.” Development goes on, but many in the industry are still waiting for the tide to truly turn in favor of this underappreciated and often undermined sector. Please turn to page

yardibreeze

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

Continued from page

CHALLENGES & INNOVATIONS IN COMMUNITY MANAGEMENT As manufactured housing increases its appeal to renters and investors alike, more property managers are looking for specific tech that caters to this industry. That’s according to Paul Quigley, a Yardi account executive who specializes in manufactured housing. He says that tracking tools are necessary to simplify complex, manual processes.

THE CHALLENGE OF WORKING WITHOUT MODERN SOFTWARE If an MH owner or manager doesn’t have any type of community management software, a lot of this stuff falls through the cracks. Violation tracking becomes a series of manual processes. That means emailing out notices or physically having site staff bring notices to the home.

The follow section is an excerpt of an interview with Paul on the ways community management software can resolve the most frustrating challenges in manufactured housing management.

This is where operators can get into trouble. Down the road, when they’re trying to evict somebody, the property manager’s case goes through the court system. If they don’t have the exact, specific wording in their violation notices, they can’t prove that they notified this resident the correct number of times, in the right way and in the necessary timespan.

THE IMPORTANCE OF VIOLATIONS TRACKING IN COMMUNITY MANAGEMENT SOFTWARE

HOW BREEZE PREMIER STREAMLINES THE NOTIFICATION PROCESS

The ability to track violations is important because eviction laws and regulations are different in each state. These laws inform how the property manager communicates violations to the resident, whether that be via email or physical printout.

Once you create a violation, you can attach photos and videos to it. Then send them in text and email. It makes documentation much more efficient and reliable. Even if the law requires the property manager to mail each notice, it’s still very easy to create the violation in Breeze Premier, then print it out as a PDF. It’s a convenient one-click solution for any manufactured housing community in a state or municipality that requires you to physically mail violation notices to the resident.

THE ULTIMATE GOAL OF VIOLATIONS TRACKING It really boils down to whether violations were tracked sufficiently enough to warrant an eviction. Once that process is underway, property managers need all their ducks in a row to get through it. That’s where a violations tracking tool like Yardi Breeze Premier can be a huge help to owners and operators. It’s really quite intuitive and simple. IT’S ALL ABOUT COMMUNICATION The fact that Breeze Premier ties in with resident communication is huge. Our cloud-based system maintains a permanent record of all communication. In order to track violations, you need to be able to see when communications took place, verify the appropriate action was taken at the appropriate time and check that the right number of notices were sent. WORKING ACROSS STATE LINES We have clients with multiple MH communities in different states. Each community’s violation documents pertain to the state the park is listed in. So, if someone has parks in Florida and California, they can have those specific violation notices sent out containing the language and method required by the state.

You can use the Activity Feed in Breeze Premier to make sure somebody on your site staff follows up on every violation. You definitely want to use the violation tool as the primary means of keeping track, with the Activity Feed as a complimentary notetaking tool. It’s a quick and easy way to schedule follow-ups and inspections as well as other tasks and reminders. BOTTOM LINE FOR THE FUTURE OF COMMUNITY MANAGEMENT Manufactured housing has always been a more affordable housing option. Now, it’s finally catching the eye of investors looking for stable corners of the real estate market. There are challenges: limited housing stock and production barriers exist, but the industry has proven itself to be resilient and adaptable. With substantial investments and supportive government initiatives, manufactured housing is shaping up to be a key player in solving the housing shortage and a smart investment choice going forward.

Max Glassburg is a senior marketing writer at Yardi. He is usually found writing blog content for Yardi Breeze and especially enjoys connecting with clients and sharing their successes with the real estate community. In his spare time, he is probably working it on the guitar. 48

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

24 | Southern California Rental Housing Association Rental Advisor April 2022

1031 EXCHANGE & TRUST SERVICES Exeter 1031 Exchange Services, LLC (619)239-3091 SMIB Management Inc.. . . . . . . . . . . . . . (619)206-5550 ADVERTISING & MARKETING Apartment News Publications . . . . . . (714)893-3971 Apartments.com . . . . . . . . . . . . . . . . . (888)658-7368 Financial Designs, Ltd. . . . . . . . . . . . . (858)597-1980 J&J Creative, LLC. . . . . . . . . . . . . . . . (760)703-4471 Realtor.com. . . . . . . . . . . . . . . . . . . . . (805)223-9413 SOCi, Inc. . . . . . . . . . . . . . . . . . . (858)225-4110x103 Zillow Rentals . . . . . . . . . . . . . . . . . . . (206)516-2263 Zumper . . . . . . . . . . . . . . . . . . . . . . . . (760)264-6429 APARTMENT BROKERAGE / SALES Doug Taber CCIM - Rental Housing Broker . . . . . . . . . . . . . . . . . . . . . . . . . . . .(619)483-1031 APPLIANCE MAINTENANCE & REPAIR Mr. Appliance of Ramona . . . . . . . . . . . . (760)896-4994 APPLIANCE SALES R & B Wholesale Distributors, Inc. . . . . . (909)230-5400 Western State Design, Inc. . . . . . . . . . . . (510)931-7099 ATTORNEYS-AT-LAW Andrew Griffin . . . . . . . . . . . . . . . .(619)440-5000 Heinz & Feinberg . . . . . . . . . . . . . .(619)238-5454 Kimball, Tirey & St. John LLP . . . .(619)234-1690 Todd A. Brisco & Associates, APC (714)634-2814 BACKFLOW TESTING Pacific Backflow Company, Inc. (760)639-4000 San Diego Backflow Testing, Inc. (877)363-8378 BALCONY INSPECTIONS Pacific InterWest . . . . . . . . . . . . . .(657)276-1629 BANKS Chase Commercial Term Lending . . . . . (619)464-0573 BATHROOM REMODELING & REFINISHING American Bathtub Refinishers (619)265-9200 CABINET AND COUNTERTOPS Grand Design Kitchens . . . . . . . . . . . . . . (760)789-0992 Marjan Stone . . . . . . . . . . . . . . . . . . . . . . . (719)651-2041 Qwikkit . . . . . . . . . . . . . . . . . . . . . . . . . . . . (713)540-3205 Surface Experts Central San Diego . . . . (858)926-4041 CARPET SALES & FLOORING America’s Finest Carpet Company (800)888-1568 C R FLOORING COMPANY . . . . . . (619)748-0015

J & C Carpet Company. . . . . . . . . . (619)498-1424 KJ Carpet Wholesale. . . . . . . . . . . . (909)455-0180 Sid’s Carpet Barn, Inc. . . . . . . . . . . (619)477-7000 CLEANING & JANITORIAL SERVICES Atlas Property Service . . . . . . . . . . . . . . . (858)386-4578 Bar-B-Clean San Diego South . . . . . . . . (858)988-7966 Cleanology Housekeeping Personnel Service . . . . . . . . . . . . . . . . . . . . . . . . . . . .(619)281-2532 DAPA Services Inc.. . . . . . . . . . . . . . . . . . (619)221-9292 Pacific Coast Cleaning, Inc.. . . . . . . . . . . (858)565-1603 SD Construction Cleaning & Janitorial LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)534-1189 Sea Crest Services, Inc.. . . . . . . . . . . . . . (949)477-4961 TWS Facility Services. . . . . . . . . . . . . . . . (888)883-1915 Cleanology Housekeeping Personnel Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)281-2532 COIN-OPERATED LAUNDRY EQUIPMENT All Valley Washer Service. . . . . . . . . . . . . (800)247-1100 WASH Multifamily Laundry Systems (858)279-1234 COLLECTIONS Kimball, Tirey & St. John LLP . . . . . . (619)234-1690 CONSTRUCTION AND REMODELING Cambridge Maintenance and Property Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)320-8334 CHC Construction . . . . . . . . . . . . . . . (858)228-7036 Dexcore Restoration. . . . . . . . . . . . . . (619)993-3417 Larry O’Dell Construction. . . . . . . . . . (619)501-5252 McMillin Contracting Services. . . . . . (619)401-7000 Workright Property Services Inc . . . . (858)751-6312 CONSTRUCTION MANAGEMENT Southern Cross Property Consultants . . . . . . . . . . . . . . . . . . . . . . . . . . . .(858)945-2629 DECK COATING General Coatings Corporation (619)707-2639 Life Deck Coating Installations (619)262-8600 ELECTRICAL CONTRACTORS Kennedy Electric . . . . . . . . . . . . . .(619)582-6568 EMERGENCY SERVICE FLOOD / FIRE All Dry Services of San Diego . . . . . . (858)353-1646 ATI Restoration, LLC. . . . . . . . . . . . . . (619)318-2807 BELFOR Property Restoration. . . . . . (858)847-9886 Commercial Restoration Company (720)427-2932 Pinnacle Services - 1 . . . . . . . . . . . . . (877)673-9049 RAMM Restoration. . . . . . . . . . . . . . . (760)807-8743 Generation Contracting & Emergency Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)679-9928 EMPLOYMENT AGENCY Go-Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)518-0326 Legacy Apartment Staffing . . . . . . . . . . . (619)387-5530 The Liberty Group. . . . . . . . . . . . . . . . . . . (951)744-0057 ENERGY EFFICIENCY CONSULTING ESA Multifamily Energy Savings Program(310)899-5382 ENVIRONMENTAL: ASBESTOS / LEAD / MOLD JJ&S Environmental Services . . . . . . (760)536-3178 Vert Environmental . . . . . . . . . . . . . . . (858)433-3290

EVICTIONS Kimball, Tirey & St. John LLP . . . .(619)234-1690 EXTERMINATORS Payne Pest Management. . . . . . . .(877)277-3970 FINANCIAL SERVICES Taxable Wealth. . . . . . . . . . . . . . . .(858)221-7521 Zego. . . . . . . . . . . . . . . . . . . . . . . .(858)602-2780 FIRE EQUIPMENT SALES & SERVICE Bay Alarm Company . . . . . . . . . . .(858)209-7859 FITNESS EQUIPMENT & SALES Advanced Exercise. . . . . . . . . . . . . . . (303)996-0048 Opti-Fit. . . . . . . . . . . . . . . . . . . . . . . . . (888)601-4350 FLOOR COVERINGS Real Floors . . . . . . . . . . . . . . . . . . . . . (951)317-2231 Redi Carpet Sales of California , LLC (858)576-8400 Star Flooring & Remodeling. . . . . . . . 619-282-4000 FURNITURE RENTALS Cort Furniture Rental . . . . . . . . . . .(858)549-0800 GENERAL CONTRACTORS A-S General Contracting . . . . . . . .(619)379-9410 BluSky Restoration Contractors, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . .(619)398-0200 Camp Construction Services. . . . .(713)413-2267 M. C. Contracting Service . . . . . . .(619)282-3083 Modular Building specialist corp (619)980-7481 HEATING & AIR CONDITIONING Sam’s Heating and Air Conditioning, Inc.(619)697-9824 INSURANCE Crest Insurance Group. . . . . . . . . .(858)547-1128 Farmers Insurance McWhirter Agency (619)463-7320 Pro Specialty Insurance Services . . . . . . (888)558-4776 INTERNET SERVICE PROVIDER Cox . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)836-7582 Google Fiber . . . . . . . . . . . . . . . . . . . . (206)531-1250 Quantum Fiber . . . . . . . . . . . . . . . . . . (360)931-9864 Wyyerd Fiber. . . . . . . . . . . . . . . . . . . . (619)936-1927 LANDSCAPE MAINTENANCE & SERVICE Landcare Logic . . . . . . . . . . . . . . .(951)316-8002 Pacific Green Landscape, Inc. (619)820-6614 LEAK DETECTION Cable, Pipe & Leak Detection, Inc. (619)873-1530 LENDERS Luther Burbank Savings . . . . . . . .(310)616-0356 MAILBOX INSTALLATION & REPAIRS Sprint Postal Products . . . . . . . . . . . . (619)660-1956 MAINTENANCE & REPAIR PCC Trip Hazard Removal. . . . . . . . . (760)658-6116 Schindler Elevator Corporation . . . . . (949)781-6056 MAINTENANCE SUPPLY HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . (800)431-3000 Lowes Pro Supply. . . . . . . . . . . . . . . . . . . 661-219-5611 MUSIC LICENSING BMI. . . . . . . . . . . . . . . . . . . . . . . . .(410)527-1076

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

PACKAGE/PARCEL MANAGEMENT SERVICES Parcel Pending. . . . . . . . . . . . . . . .(949)490-6987 PAINT MANUFACTURERS & SUPPLIES Behr Paint . . . . . . . . . . . . . . . . . . .(760)415-6015 Dunn-Edwards Corporation. . . . . .(619)884-3866 Sherwin-Williams Co.. . . . . . . . . . .(714)404-8212 PAINTING Executive Coatings & Contracting . . . . . (888)300-6786 Primus Paint Worx, Inc. . . . . . . . . . . . . . . (619)738-8022 Pro-Tech Painting Company . . . . . . . . . . (858)527-0200 PARKING MANAGEMENT SOFTWARE Reliant Parking Solutions. . . . . . . .(888)977-6848 PAVING MAINTENANCE Eagle Paving . . . . . . . . . . . . . . . . .(858)486-6400 PEST CONTROL ATCO Pest Control . . . . . . . . . . . . . . . . . . (415)898-2282 Kilter Termite and Pest Control . . . . . . . . (714)348-0488 Lloyd Pest Control. . . . . . . . . . . . . . . . . . . (800)570-2847 PLUMBING Pfister . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (720)660-2883 PROPERTY MANAGEMENT Wakeland Housing & Development . . . . (619)235-2296 PROPERTY MANAGEMENT PERSONNEL BG Multifamily . . . . . . . . . . . . . . . .(619)785-3164 InterSolutions . . . . . . . . . . . . . . . . .(619)804-2554 PROPERTY MANAGEMENT SOFTWARE SafeRent Solutions . . . . . . . . . . . .(419)367-7615 RATIO UTILITY BILLING SYSTEMS Livable . . . . . . . . . . . . . . . . . . . . . .(877)789-6027

REAL ESTATE Doug Taber CCIM - Rental Property Broker . . . . . . . . . . . . . . . . . . . . . . . . . . . .(619)483-1031 ACI Apartments Office . . . . . . . . . .(619)299-3000 Voit Real Estate Services. . . . . . . .(858)453-0505 RENT GUARANTOR TheGuarantors . . . . . . . . . . . . . . . .(212)266-0020 REPIPING National Renovations, LLC - DBA Repipe Specialists, Inc . . . . . . . . . . . . . . . .(703)801-8269 RESIDENT RETENTION WithMe. . . . . . . . . . . . . . . . . . . . . .(714)476-6059 RESIDENT SURVEYS SatisFacts Research . . . . . . . . . . .(866)655-1490 ROOFING A-1 All American Roofing Company (858)537-5177 Commercial & Industrial Roofing (619)465-3737 Sully-Jones Roofing. . . . . . . . . . . .(800)611-3110 SECURITY GUARD PATROL Securitas Mobile Guarding . . . . . .(619)214-4919 Security First . . . . . . . . . . . . . . . . .(619)243-3992 SECURITY SERVICES ASAP Security Guards . . . . . . . . . . . . (619)750-4542 Bald Eagle Security Services, Inc. (619)230-0022 California Safety Agency . . . . . . . . . . (866)996-6990 HandyTrac Systems . . . . . . . . . . . . . . (800)665-9994 Signal Security . . . . . . . . . . . . . . . . . . (619)363-7233 SEISMIC RETROFIT Optimum Seismic. . . . . . . . . . . . . .(562)298-6395

SMART TECHNOLOGY ADT Smart Communities. . . . . . . . . . . . . (714)858-1344 Ivy Energy. . . . . . . . . . . . . . . . . . . . . . . . . . (801)318-7803 SUBMETERING / BILLING SERVICES Conservice Utility Billing & Mgmt . . . (602)481-7440 QMC Metering Solutions . . . . . . . . . . (778)809-0052 VITALITY IO, Inc. . . . . . . . . . . . . . . . . . . . . (801)341-1844 SUPPORTIVE HOUSING Brilliant Corners . . . . . . . . . . . . . . .(213)232-0134 TENANT SCREENING CIC . . . . . . . . . . . . . . . . . . . . . . . . .(800)288-4757 Intellirent . . . . . . . . . . . . . . . . . . . . . . . . . . . (415)849-4400 TOWING SERVICES Western Towing . . . . . . . . . . . . . . .(619)297-8697 TRAUMA SCENE CLEAN UP BELFOR Property Restoration (858)847-9886 WASTE MANAGEMENT Strategic Sanitation Services. . . . . . . (877)271-7909 Valet Living . . . . . . . . . . . . . . . . . . . . . (813)248-1327 WasteXperts, Inc. . . . . . . . . . . . . . . . . (206)496-9289 WATER DAMAGE RESTORATION First Onsite. . . . . . . . . . . . . . . . . . .(858)880-5419 Generation Contracting & Emergency Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . .(858)679-9928 Hometown Restoration . . . . . . . . .(858)663-8330 Restoration Management Company(858)933-1871 SERVPRO of Sorrento Valley . . . . .(575)420-3885 WINDOWS Newman Windows and Doors (760)809-8113

The SCRHA Business Directory of Suppliers is where you'll find the products and services you need to run a successful rental business. Use an SCRHA member first to invest in businesses that support a thriving rental housing community! Scan the code to connect with SCRHA Supplier Members!

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

JOIN US FOR ANOTHER DAY IN PARADISE...

Southern California Rental Housing Association is thrilled to invite you to the 2024 Rental Housing Conference & EXPO. Get ready for "Another Day in Paradise" as we bring you a day filled with exploration, connection, and education on Thursday, April 25 from 8:30 AM to 3:00 PM.

APRIL 25, APRIL 25, 2024 2024

8:30 A 8:30 AM M - 3:00 3:00 PM PM

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Event Sponsors

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WHY YOU GOTTA BE SO MEAN Lisa Trosien, Keynote Speaker

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Associationwide Sponsors

Legislative Issues and Advocacy Q&A Molly Kirkland, SCRHA Director of Public Affairs SCRHA Owner or Property Manager Members: $15 Individual Tickets Owner or Property Manager Non-Members: $30

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

GROW YOUR BUSINESS

2024 SPONSORSHIPS Connect with rental housing providers during the SCRHA Rental Housing Conference & EXPO! EXHIBITOR BENEFITS Grow your network and connect with highly engaged rental housing providers. EXHIBSPONSOR BENEFITS Increase brand recognition and show your support with an event sponsorship. Sponsor early to maximize your visibility! Regular Booth $1,450 SCRHA Members | $1,555 Non-Members Diamond Sponsor 2 Available $12,000 Exhibitor Member | $12,500 Exhibitor Non-Member

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MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

socalrha.org | 58.278.8070 events@scoalrha.org

1031 EXCHANGES

COMMERCIAL LENDING

PEST / TERMITE CONTROL

1031 Capital Solutions. . . . . . . . . . . . . . . . . . . . . . 26

Provident Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

XTermite. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Financial Designs, Ltd.. . . . . . . . . . . . . . . . . . . . . . 52

COUNTERTOPS

PROPERTY MANAGEMENT

AIR-CONDITIONING

Builders Surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

CREDIT CHECKS

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 49 APARTMENT ASSOCIATIONS Southern California Rental Housing Association. 6 APPLIANCE SALES AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 ASPHALT MGB Construction. . . . . . . . . . . . . . . . . . . . . . . . . 38 BACKGROUND SCREENING ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 BALCONY INSPECTION Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 BATHROOM REMODELING / REGLAZING

DECKING

Griswold Real Estate Management. . . . . . . . . . . 42 LRS Property Management . . . . . . . . . . . . . . . . . 40

STAIRS

MAGNESITE

WATERPROOFING Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

MyOnSiteManager.com. . . . . . . . . . . . . . . . . . . . . 44 PROPERTY MANAGEMENT SOFTWARE YardiBreeze . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 ROOF REPAIRS, MAINTENANCE & INSTALLATION Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 41

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . 13

Life Deck.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

SEISMIC RETROFIT / SOFT STORY

EARTHQUAKE RETROFITTING & ENGINEERING

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

SOLAR ENERGY

ENERGY SAVING / REBATES

Independent Solar Advisors . . . . . . . . . . . . . . . . . 39

TOWING / PARKING CONTROL / SIGNAGE

ENGINEERING

Western Towing.. . . . . . . . . . . . . . . . . . . . . . . . . . . 44

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 FENCES/GATES/HANDRAILS LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 FINANCIAL / ESTATE PLANNING

TENANT SCREENING ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 TOILETS/SINKS/FAUCETS AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

American Bathtub Refinishers . . . . . . . . . . . . . . . . 3

Financial Designs, Ltd.. . . . . . . . . . . . . . . . . . . . . . 52

CABINETS

HEATING

Builders Surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 49

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

COIN-OP LAUNDRY SALES

KITCHEN REMODELING

WINDOWS & DOORS

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Newman Windows & Doors. . . . . . . . . . . . . . . . . 11

COLLECTIONS

LEGAL & EVICTION SERVICES

SIVAN Windows & Doors . . . . . . . . . . . . . . . . . . . 50

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 36

WATER HEATERS/BOILERS AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Apartment Management Magazine cannot guarantee or be responsible for the products or services offered by advertisers in this publication - AMM 6-1 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY

We all need a little help sometimes. During wildfire season, some of us need a little more help. That’s why SDG&E® is working with 211 San Diego to help provide additional customer assistance if a Public Safety Power Shutoff is necessary. To get connected to community, health, social and disaster services, please call 211 or visit 211sandiego.org.

MARCH 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

FAM OUS FOR VALUE

aztecappliance

Huge Clearance Center Largest Selection in San Diego Famous quality and value since 1974 Professional Delivery, Installation, & Haul Away Property Management & Commercial Accounts Welcome

100’S OF MODELS AND BRANDS TO CHOOSE FROM! CHECK OUT THE OPEN BOXES, DISPLAY M ODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVI NGS! Famous for Customer Value since 1974! Trusted for “On Time” service for 37 Years! Providing the Multi-Unit Housing community with value and service Experienced Associates to assist you with: Brand name products, sales, selection, and service The Right Product, for the Right Application to Rent that empty unit, or complete your home’s remodel! Most items available for same-day will call, or order by noon-have it delivered the next day!

LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRE SS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASH ERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIA NCES, WATER HEATERS & ACCESSORIES

We Welcome Residential and Commercial Clients. Serving San Diego since 1974! 4070 Kearny Mesa Road, San Diego, CA 92111 Phone: (619) 236-0616 (ask for Joan) E-Mail:Joan@aztecappliance.com Mon.-Fri. 8:30am-5:30pm Sat 10am-4pm Sat. 10am-4pm

APARTMENT MANAGEMENT MAGAZINES

VALUE

PRESORTED STANDARD U.S. POSTAGE PAID LOS ANGELES, CA PERMIT #1831

ADVOCACY VALUE

Presence in the community

The ultimate resource for all things related to rental housing.

Product and program diversification

Rental housing friendly public policy & elected and appointed officials

Reenvisioning quality housing for all

Robust funding for rental housing policy creation

To create a thriving rental housing community through advocacy, education, and collaboration

Resource hub

STRATEGIES Strategic alliances Fundraising Set strategic priorities

Character & integrity that negates need for regulation

OUTREACH

OUR MISSION

STRATEGIES

Recognized resource hub that inspires diverse membership growth & engagement from all sectors of rental housing.

ADVOCACY

OUR VISION

OUTREACH

People coming to SCRHA for opinion, advice, knowledge, & expertise Rental housing providers are recognized as valuable & essential members of the community

SOCALRHA.ORG 4 | Southern California Rental Housing Association Rental Advisor April 2022

STRATEGIES Visibility & prominence Collaboration