Southern California Rental Housing Association Rental Advisor Magazine - February 2024

February 2024

California Is Not East Berlin:

A Wealth Tax In California Would Expedite The Exodus See Page 21

In Case You Missed It (ICYM) Page 12

Using Algorithms to Set Rents Isn’t Price Fixing; Rent Control Is Page 17

Basics of a Soft-Story Seismic Retrofit Page 27

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2024 EXECUTIVE OFFICERS President Aiesha Blevins, Greystar

President-Elect Buck Buchanan, Buchanan Property Management Corp.

Vice President Todd Henderson, Independent Owner

MAGAZINE STAFF Publisher Apartment News Publications, Inc. Design & Layout Travis Watson, Production Director Editorial Review Lindsey Lee, Marketing Manager

Secretary Matt Ruane, Liberty Military Housing

ASSOCIATION STAFF

Treasurer Abigail Rex, American Assets Trust, Inc. Legislative Chair Allison Pfister, CPM®, ARM®, Greystar Immediate Past President Lucinda Lilley, CPM®, CAPS®, GRI®, Bridging Influence

2024 DIRECTORS Alex Winborn, H.G. Fenton Company Eric Sutton, Creaser & Warwick, Inc. Jennifer Ford, Douglas Allred Company Kayla Roeder, CPM®, ARM®, Cambridge Management Group, AMO® Kimmi McBryde, Cushman Wakefield Lisa Mason, Baldwin & Sons

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, mkirkland@socalrha.org 858.751.2200 Kim Zebroski, kzebroski@socalrha.org 858.751.2220 Lindsey Lee, PCM Digital Marketing, CDMP, Marketing Manager llee@socalrha.org 858.751.2218 Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070 Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219 Evan Prado, Events Coordinator eprado@socalrha.org 858.751.2214

Lorri Goldmann, Avenue5 Residential Mark Feinberg, Heinz & Feinberg Patrick Kappel, Kappel Realty Group Scott Ledesma, Generation Contracting & Emergency Services, Inc. Shannon Kelly, Independent Owner

HONORARY LIFE ADVISOR Wesley Harker

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 the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC. 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 and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

Our Address

Southern California Rental Housing Association Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

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CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.

ADVERTISE: Contact the team at Apartment News Publications, Inc. at 714-893-3971

or email scrha@aptnewsinc.com for advertising information, including rates, production

FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Volume 66 Number 02 February 2024

APARTMENT NEWS PUBLICATIONS, INC. P.O. Box 3089 Seal Beach, CA 90740 www.aptnewsinc.com (714) 893-3971 FOUNDER : Don Smeallie, Sr.

PRESIDENT’S MESSAGE: THE IMPORTANCE OF ADVOCACY IN 2024 . . . . . . . . . . . . . . . . . . . . . . . . . .7

By Aiesha Blevins EXECUTIVE DIRECTOR’S MESSAGE: THE VALUE OF MEMBERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . .9

By Alan Pentico, CAE

PRESIDENT: Don Smeallie, Jr.

IN CASE YOU MISSED IT (ICYM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12

PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc.com CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc.com

By Southern California Rental Housing Association USING ALGORITHMS TO SET RENTS ISN’T PRICE FIXING; RENT CONTROL IS . . . . . . . . . . . . . . . . . .17

By Roger Valdez, The Center for Housing Economics

OFFICE ADMINISTRATOR: Jessica Watson admin@aptnewsinc.com

CALIFORNIA IS NOT EAST BERLIN: A WEALTH TAX IN CALIFORNIA WOULD EXPEDITE THE EXODUS . . . .21

By Jon Coupal, Howard Jarvis Taxpayers Association

Need to update your address or wish to be removed from our mailing list? Please email BASICS OF A SOFT-STORY SEISMIC RETROFIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 us at admin@aptnewsinc.com

By Ali Sahabi

FEATURED COLUMNS:

THE CASE FOR A FREE-MARKET APPROACH TO SECURITY DEPOSITS. . . . . . . . . . . . . . . . . . . . . . . .31

By Mercedes Shaffer, Realtor NEW DATA ON THE POST-PANDEMIC STATE OF SELF STORAGE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34

By Max Glassburg 2024 STUDENT HOUSING TRENDS: INSIGHTS, AND RESOURCES FOR PROPERTY MANAGERS . . . .37

California Is Not East Berlin: A Wealth Tax In California Would Expedite The Exodus Pg. 21 By: Jon Coupal

By Brittany Benz LANDLORD LEGAL QUESTIONS & ANSWERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43

By Kimball, Tirey & St. John, LLP ESSENTIAL MAINTENANCE TASKS FOR APARTMENT OWNERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46

By Mike Peterson

CALENDAR OF UPCOMING COURSES & EVENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24

Essential Maintenance Tasks For Apartment Owners By: Mike Peterson Pg. 46

PROPERTY MANAGEMENT DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 SUPPLIER MEMBER DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 ADVERTISING DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57

Apartment Management Magazine is published monthly by Apartment News Publications, Inc. at 15502 Graham Street, Huntington Beach, CA 92649. Subscription Rate: $24.00/year with zip codes beginning with 900-935, (outside of L.A. & Orange counties $72.00/year.). The publisher and Apartment News Publications Inc. assume no responsibility for opinions expressed in articles appearing under an author's name. The contents of this publication may not be reproduced without written permission from the publisher. Bulk rate postage is paid at Bell Post Office BMC, 5555 Bandini, Bell, CA 90201.

For Advertising Information: 1-800-931-6666 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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SCRHA Housing Provider & Resident Rights and Responsibilities

As members of the Southern California Rental Housing Association, we are partners in creating a thriving community by providing quality rental housing for all. We value our residents, our fellow members, and our community and are working to support a healthy housing ecosystem through advocacy, education, and collaboration.

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

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

As housing providers, we believe we have the responsibility to provide California renters with: Quality housing with habitable and healthy living conditions.

Freedom from arbitrary eviction, retaliation, or discrimination in line with all federal and state fair housing laws.

Fair and equal resident protections and policies that balance the needs of renters, housing providers, and the community.

A voice in housing decisions with respect and access equal to that of housing providers.

An innovative and collaborative housing ecosystem where government, businesses, housing providers, and rental advocates work together to solve the region’s housing issues by identifying the underlying problems and crafting balanced solutions.

Adherence to housing quality and equity standards and regulations.

All California renters also have a responsibility to their housing provider to: Review and follow rental agreement terms, including timely rental payments.

Maintain a clean and habitable home.

Be a good neighbor by respecting others’ peace and quiet.

Provide timely reporting of any issues and necessary repairs.

Keep open lines of communication with the property owner or manager.

SOCALRHA.ORG 6

FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Aiesha Blevins 2024 President Southern California Rental Housing Association

A

President’s Message: The Importance of Advocacy in 2024

s we step into the new year, we must be aware of the legislative challenges on the horizon for 2024. We know that this year is an important election year, and much attention is spent on the presidential race. However, it’s a critical year for rental housing providers. Rent control and both the local and state tax measures will be on the November ballot. And we will still be dealing with legislative proposals from all levels of government. Attacks on your ability to do business will come from every direction and will take coordinated efforts to fight legislation at local, state, and federal levels.

SCRHA is hosting our first Legislative Update of the year on February 27. Led by the SCRHA Director of Public Affairs, Molly Kirkland, this important educational session will give you a clear picture of what is at stake for rental housing providers in 2024. Take this chance to get engaged early to amplify your voice and make a difference.

With the guidance of our Board of Directors, Legislative Steering Committee, and State Government Affairs Committee, SCRHA is already hard at work advocating for our members.

2024 Statewide Rent Control Ballot Initiative In collaboration with CalRHA and other associations across the state, SCRHA is hard at work fighting against the third attempt to repeal the rental property protections provided under the Costa-Hawkins Act which exempts specific types of residential rental units from rent control ordinances and allows housing providers to reset the rental rates when a unit becomes vacant.

We successfully fought against these attempts in 2018 and 2022, but now it’s back and this third attempt would be more devastating than previous iterations.

It’s important to act now to stop the so-called “Justice for Renters” initiative. This overreaching initiative will

be on the November 2024 ballot and would give local jurisdictions the ability to impose or expand rent control while also removing vacancy decontrol and other protections.

It is more important than ever that we work together to fight rent control. Michael Weinstein of the AIDS Healthcare Foundation and resident-rights groups are putting forth a strong and coordinated campaign, and it will take a strong coalition to protect our rights as housing providers. Without Costa-Hawkins, rent control ordinances and The Tenant Protection Act (AB 1482) can expand into draconian territory. Watch for details in the mail and in emails. Be sure to contribute to the cause.

Don’t wait until November to fight against this initiative that would devastate the rental housing industry. Attend upcoming Legislative Updates, either at SCRHA on February 27 or at the Rental Housing Conference & EXPO on April 25. These educational sessions will give you a full overview of the legislative landscape for 2024 and what you can do to support our advocacy efforts.

In addition to attending our Legislative Updates, catch up with the issues on the SCRHA blog and start sharing your concerns with friends, family, and colleagues.

Share our updates and spread the word. If you haven’t already done so, sign up for SCRHA action alerts at www.socalrha.org. These email alerts include news you need to know and simple action steps you can take to share your perspective with elected officials.

I know that the legislative challenges of 2024 may seem daunting, but we have defeated these efforts before, and can do it again, but only if we stand together to make a difference.

Thank you for your commitment to our vision of reenvisioniong quality housing for all. Let us embark on this journey together, knowing that our advocacy can help us fulfill our mission of creating a thriving rental housing community.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Alan Pentico, CAE Executive Director Southern California Rental Housing Association

Executive Director’s Message: The Value of Membership

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s our commitment to our members, the Southern California Rental Housing Association continues to seek trustworthy service providers and innovative products that support your rental housing business. SCRHA has several Preferred Partners who offer exclusive discounts for SCRHA members and products or services that help you streamline your operations and decrease costs. Learn more about these member benefits at www.socalrha.org/preferred-providers.

After considering member feedback and exploring modern technologies, we are excited to introduce new partnerships and updates to improve your experience as a rental housing provider and SCRHA member.

AZIBO SCRHA forms are now available on the Azibo platform.

This upgrade makes it easy for you to streamline the lease experience by auto-populating your lease packet with all the relevant information. You can download this document or send it to your residents for e-signatures at a discounted rate for members. You can also centralize your lease-up experience with resident screening services on Azibo. If you haven’t already done so, create your free Azibo account to get started!

INTELLIRENT We’re excited to launch our newest partnership with IntelliRent this month. This new platform will help you advertise vacancies and connect with qualified residents. Check the calendar for upcoming webinars on this innovative technology and how it can help you turn your unit over quickly.

SOCALRHA CAREER CENTER We understand that recruiting and hiring qualified rental housing professionals can often be challenging for our members. The SoCalRHA Career Center is now available at socalrha.org to help you advertise open positions and connect with interested candidates. This platform enables you to reach the right candidate at the right time, and SCRHA members receive an exclusive discount!

YOUR ONLINE EXPERIENCE Our team has been working hard at revamping the user experience on www.socalrha.org. We worked hard to ensure a smoother and more intuitive experience for members, whether on a desktop computer or mobile device. The new navigation features “hubs” for our advocacy efforts, member resources, and the SoCal Rental Housing Education Institute (SoCalRHEI).

Whether exploring our blog or registering for classes and events, this new navigation will empower you to navigate our website effortlessly.

We appreciate your continued support and look forward to hearing your thoughts on these exciting developments. Stay tuned for more updates as we continue to enhance the SCRHA member experience.

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In Case You Missed It!

Legislative Updates from SCRHA Alert: Drive-By Lawsuits Reemerging SCRHA members have recently reported that disability-related drive-by lawsuits against multifamily properties have resurfaced in the region. These lawsuits have been a problem for rental properties and other businesses over the years.

They often peak in one year and disappear for a while, only to rear their ugly heads again. Members report that plaintiffs and plaintiffs’ attorneys are utilizing internet searches to find possible property traits and/or amenities that are unfriendly to those with disabilities. Usually, the plaintiff has never visited the property and/or been directly affected. SCRHA supported legislation in California that stemmed the tide of some of these lawsuits, but they can still be filed in federal court.

Unfortunately, efforts to prevent the abuse at the federal level have stalled over the years. If you are on the receiving end of one of these lawsuits, SCRHA recommends you contact your attorney immediately. Updates and more information will be provided as it is received.

Review Noncompete Agreements for Compliance by 2/14 Employers are strongly recommended to review noncompete agreements to ensure compliance with SB 699 and AB 1076 by February 14, 2024. Specifically, review provisions that may impede an employee’s engagement in lawful professions or trade.

Lemon Grove Council to Consider Emergency Rent Control Ordinance for Mobile Homes Despite no stakeholder outreach, two members of the Lemon Grove Council brought forward a recommendation for an urgency ordinance to cap rents at mobile home parks. While no supporting documents or specific recommendations were included on the council agenda, the recommendation from the January 16 meeting is for city staff to come back in early February with a draft ordinance that will cap rents at 3% plus inflation or 5%, whichever is less. The ordinance will need 4 out of 5 council votes to go into effect immediately as an urgency measure. SCRHA will be engaging with the Mayor and councilmembers and is already working with its allies at the Western Manufacturing Association (WMA). More to come.

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FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

CELEBRATING CELEBRATING

Entrada | Greystar

El Pedregal | Cirrus Kay Mark, Inc. Limoncello

1900

1900 1966 1900

an ANNIVERSARY This Month an ANNIVERSARY This Month 10+ years of membership 10+ years of membership

Yvonne Coover-Stone Company

1999

CELEBRATING

Wilma H. Healey Company Robert Vinck and Mary Ann Gleason-Vinck T1 PropertiesE

1999 2001 1999

M. C. Contracting B.A.G. Properties Service

10+ years of membership

2000 2002

Donna Webber Company Gerald Morris Company John Belanich Company Marie DeSanti Company Creaser & Warwick, Inc. QuateLimited Properties LLC DNC Partnership

Laura Sperry Company Hilary Bilodeau, Owner Wakeland Housing & Development Pepperhill Apartments ATI Restoration, LLC Ray Adams David OlsonCompany Company

2003 2003 2003 2003 2004 2004 2004

Wexford Post Enterprises, Hitching Motels,Inc. Inc. Whalen Properties John Tyndall Company Jack Trust JanetZolezzi Griffin Company GTF Properties Rose Emry Company

Thomas & Marilyn Tindel The Kevane Company, Inc.

Elinor van den Akker Company Michael Hinners Company

RG Investment RealCompany Estate Services Inc. Shannon Cutsinger Caesar Oriol Company Heartland Associates Inc. Fred and Shirley Salzer Tom Ranz Company Fleetwood Properties Robert Peterson Company Rolf Steeve Company Michael Keller Company Kenneth Rundlett Company

Biggins Property Management Laurence and Carolyn Kaiser Errol Company John Tonsky Colclough Company

Gregory Robinson Company Lauren Peterson Company Richard Hancock Company Orchard Beach Properties

Sierra Mar Properties LLC - Paul Hasley Pro-Tech Painting Company Mary Ann Tarantino Company Jewel Foundation, Inc. Terry Moore, CCIM, Inc. Narragansett Jerry ConwayPlaza Company ACI Partners Apartments IHA Inc.Office

Jeffrey Malik Company Company Harold West

G. Beit-Ishoo SeaDate Cable, Pipe & /Leak Detection, Inc. George and Celida Haddad Ashcraft Investment Co., Inc.

Al Smithson Company Mary Anne Stevens Company Longley Family Trust - Nancy Longley Trustee H.G. Fenton Company Waltwood Properties Dunn-Edwards Corporation Marilynn Nemeroff Company Terry GMullins Anderson Company Nancy Company NLJ, LLC Boller Company Christina Brothers II Company Mark Tarpin

1968 1950 1951 1972 1954 1974 1963 1975 1965 1976 1965 1977 1966 1977 1966 1978 1966 1968 1979 1972 1979 1976 1982 1976 1983 1979 1987 1980 1988 1981 1989 1982 1985 1989 1985 1990 1988 1990 1989 1993 1990 1994 1990 1994 1991 1995 1992 1993 1996 1994 1997 1995 1997 1995 1999 1995 2000 1996 2000 1997 2000 1997 1998 2001 1998 2001

an ANNIVERSARY This Month 2001 2000

All Valley Washer Service Legar Management

Josephine Cree Robert Ruane & Company Joe Rood RJW Properties, Inc. Brian Ferguson Company

Gary Mellom Company Muraoka Enterprises Inc.

2001 2003 2002 2003

2005 2004

People Helping Others Prop. Mgmt.

Tom Bobczynski Company

2004 2005

Mark Marshall Company Juan Betancort Company Elizabeth Dammassa-Uglik Company Ogden Holding Co. L. P. REC Properties| Peasquitos Point Apts.

CG Harmon Investments, LLC Dennis & Tina Daneri

2007 2007 2007 2008 2007 2008 2009

Law Offices Company of Andrew C. Laubach Ed Mulhern Walz Properties| Fortuna Investment Group Dorothy Barrett Company

Susan F. Botts Mira Bella Apartments | Simpson Property Group

2005 2005 2006 2006

2009

Araz Yacoubian Daniel J. Marks Company

2009

Tom Brady Company Chris Bushard Company Axiom Real Estate Sherwin-Williams Co. Barry Treahy Company Charlesand Schaffer Company Dennis Marian Pierce

2010 2010 2010 2011 2011 2012 2011

Sherry Bird Company The Bregantic Family Trust Sciuto Properties City View Community

Security First Jesus and Yolanda Arroyo

2009 2009 2010 2010

2012

Betty Bark& Company Reginald Karen Bonner

2012 2013

Buchanan Property Management Corp.

Arbors at California Oaks Apartment Homes Brian Steer Company Eagle Property Management Eagle Property Management JDS Security Arbors at California Oaks Apartment Homes

2012 2014 2013 2014 2014 2014 2014

David Pierce Al SullyM.Co. Tamra Fuller Chuck Derry Fountas Company

SatisFacts Research JDS Security

Silverado Apartments (RCMI) SatisFacts Research

2012 2013 2012 2013

2014 2014 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 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 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

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Using Algorithms To Set Rents Isn’t Price Fixing; Rent Control Is

I

By Roger Valdez, The Center for Housing Economics t is an irony almost never noted that tenant advocates who support rent control, that is fixing prices to benefit the broad class of people who rent housing. Yet, in a novel legal challenge to shared price information, tenant advocates are suing housing providers for the exact same thing, allegedly trying to “fix prices” or forming a cartel to eliminate competition. The people filing the legal challenge, of course, aren’t concerned about consistency or competition, but fomenting the friction caused by inflation in the housing market when there is regulatory scarcity. The ongoing legal challenge has even gained support from the Department of Justice.

From an economic standpoint, the challenge exposes the fundamental and deliberate misrepresentation of price in the housing economy and should be rejected by courts and the public.

It’s the most basic tenant of economics: price is the quantitative measure of supply and demand. That is, when demand for a product or service surges

and supply is constrained, prices go up. People understand this, but they still resent higher prices.

The class action lawsuit described in a post points out what is supposed to be “price fixing” by an online platform called RealPage (https://www.realpage. com/). “RealPage’s software uses an algorithm to churn through a trove of data each night to suggest daily prices for available rental units. The software uses not only information about the apartment being priced and the property where it is located, but also private data on what nearby competitors are charging in rents. The software considers actual rents paid to those rivals — not just what they are advertising,” the company told Pro Publica, Inc., is a nonprofit organization based in New York City dedicated to investigative journalism.

A Seattle Times article zeros in on this scary new thing as well, pointing out that “the cases, filed in federal court in Seattle, focus on the use of RealPage software, which gathers information about rental units

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and rent prices and uses an algorithm to recommend how much landlords should charge.” One can hear Captain Renault saying, “I’m shocked! Shocked to see algorithm’s being used to analyze rents!”

But how are prices set? There’s a useful article on how grocery prices are set posted here at Forbes almost two years ago called Where Do Grocery Prices Come From? The post is evergreen in its relevance. I’ll quote a big chunk of it. Prices are set by either retail category managers or pricing analysts according to their category role (competitive, destination, innovation, etc.), market intel, demand elasticity and the corresponding gross margins and sales targets. Any given retailer will have dozens of product categories based on particular purchase occasions, such as milk, yogurt, snack bars, citrus, berries, etc.

These staff who negotiate prices with suppliers are accountable to financial targets set by executives.

Pricing strategy is a major tool these workers use to achieve or exceed these expectations, lest they lose their jobs. Pricing is skilled work, akin to high stakes gambling with spreadsheets and algorithms” (emphasis mine).

What RealPage is doing is analyzing price data then offering it to its customers who are trying to figure out how to price their product. Have you ever sold anything? If you have, you know the grip of anxiety that can set in, especially if it is a larger item, about whether one is asking too much or too little. When selling something, the seller must base price on a feeling, an intuition about what the seller knows about the market. Guessing the market is critical, and setting a price too high could mean a product sits on the shelf, too low and potential returns are lost.

The grocery post highlights what everyone from kids selling baseball cards on the playground (yes we used to do that) to how much to price a Bel Air mansion.

The other thing people rely on is information.

In his foundational essay, “The Use of Knowledge in Society,” Friedrich Hayek opens with the following: “If we possess all the relevant information…if we can start out from a given system of preferences, and… if we command complete knowledge of available means, the problem which remains is purely one of logic.”

dependent nature of what follows. If we can get all the information, then all that we have to do is push a button. But Hayek points out that, “This, however, is emphatically not the economic problem which society faces. And the economic calculus which we have developed to solve this logical problem, though an important step toward the solution of the economic problem of society, does not yet provide an answer to it.”

The breathless investigation into price fixing rents and the lawsuit is built on the notion that big real estate companies have finally found the calculus of which Hayek spoke in the magical algorithm. By culling data “nightly” using the mystical magic of the algorithm, greedy landlords can figure out exactly how to squeeze renters. But here’s a shocker: rents go down!

When supply rises so do vacancy rates and then the problem for people owning apartments is how to figure out a competitive price to go low without going too low.

If I own apartments and sit down in dark room filled with cigar smoke with all the other landlords to set prices, you can bet that if prices fall, so will our cartel. Think of when labor strikes fall apart because management can easily hire replacements. Individuals don’t control prices whether they are rent control advocates or people who own real estate trying to set competitive rents. And in the case of RealPage, using an algorithm in the dead of night hardly constitutes “price fixing.” The information is useful, but it will be put together with lots of other information and instinct to set prices. And in the end, it is always a guess.

The resentful tenants and their lawyers should consider English King Knute who told his aides to put his chair on the shore near the rising tide. As the water rose higher and higher, Knute commanded the waves to recede. They didn’t. His point was even a king can’t control the tide. Neither can an algorithm which is one knowledge tool, nor can rent control which just kills the incentive to create more housing and thus, creates the problem it was intended to solve, rent inflation. What will solve price problems is not lawsuits intended to generate donations for resentment pimps, but more housing. If we want low prices, we’ll be sure it’s easy to build all kinds of housing, everywhere and for people of all levels of income.

The “ifs” are italicized by Hayek to emphasize the Roger Valdez is director of The Center for Housing Economics, a Seattle-based policy center researching progressive supply-side solutions to housing scarcity. In Ohio, the center is working with the Ohio Real Estate In-vestors Association on a proposal to change housing terminology in state law. For the last 25 years he has worked in the fields of education, public health, urban planning, and housing policy. This article was first pub-lished online at Forbes.com, and is being reprinted with permission of its author.

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April 2022 socalrha.org | 17

California Is Not East Berlin: A Wealth Tax In California Would Expedite The Exodus

D

By Jon Coupal, Howard Jarvis Taxpayers Association

aily news reports on the great “California Exodus” are not just from conservative outlets. Left-leaning publications such as the Los Angeles Times and San Francisco Chronicle have recently reported on the outmigration of upperincome citizens who, even if not billionaires, still generate a lot of income tax revenue.

Coincidentally, the wealth tax hearing occurred on the same day that Gov. Newsom released his proposed budget. Things got a little sparky during the presentation with Newsom pushing hard against the Legislative Analyst’s figure of a $68 billion deficit.

Newsom contends that the deficit is “only” $38 billion.

(But hey, what’s a $30 billion difference between friends).

This past week the California Legislature held a hearing on Assembly Bill 259 which would lay the foundation for the imposition of a wealth tax. The companion legislation to AB 259 is a proposed constitutional amendment that would, among other things, effectively sweep away Proposition 13’s limits on taxing property.

Newsom saved his most animated criticism for those who highlight the state’s shortcomings, including the significant outmigration of California’s most productive citizens. He especially targeted the editorial page of the Wall Street Journal, which has never been reticent about commenting on the state’s well-deserved reputation for anti-business bias.

Fortunately, the idea that California would be the first in the nation to impose a highly unpopular wealth tax is so radical that the proposal was rejected by Democrats as well as Republicans on the Assembly Revenue and Taxation Committee. It didn’t take long for the Democrat chair of the committee to shuffle the bill to the “suspense” file where bad legislation goes to die.

But to his credit, Newsom rejected the notion of a wealth tax – at least for now. For taxpayers, it matters little whether the governor’s stance is motivated by politics or a sincere policy position. Either way, we’ll take it.

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The problems with the wealth tax proposal – even as half-baked as it is – are legion. But one issue should be especially troubling to anyone who believes both in fiscal restraint and basic constitutional freedoms.

That is, could a wealth tax be applied to people who voluntarily leave the state for the specific purpose of avoiding California’s highest-in-the-nation income taxes? AB 259 contains a provision that applies the wealth tax to every “wealth-tax resident,” defined as someone who “is no longer a resident, and does not have the reasonable expectation to return to the state.”

The question here is not whether a resident of another state can be taxed when they have a “nexus” to California, for example income earned in California or owning property in the state. Rather, what about someone who no longer has any connection to California? The proposal to tax wealth on such people would likely be deemed to violate the U.S. Constitution’s Commerce Clause.

More fundamentally, an “exit tax” could be construed

as an impairment to the right to travel. The U.S. Supreme Court affirmed in 1958 in Kent v. Dulles that citizens have a liberty interest in the right to travel: “[t] he right to travel is a part of the ‘liberty’ of which the citizen cannot be deprived without due process of law under the Fifth Amendment …”

Setting aside the practical and legal problems with this or any wealth tax proposal, a fundamental problem is the signal it sends to all productive California taxpayers as well as those in other states who might consider moving here. California already has a horrible reputation for its treatment of taxpayers and businesses, why would we even consider another punishing tax?

The proponents of the wealth tax need to be reminded that, as much as they might want to prevent citizens from leaving, California is not East Berlin. The U.S. Constitution will not allow the state government to build a wall to keep citizens in, and then shoot tax bills at them when they try to escape.

Jon Coupal is the President of the Howard Jarvis Taxpayers Association (HJTA). HJTA, with offices in both Los Angeles and Sacramento, is the largest taxpayers association in California with a membership of over 200,000. Founded by the late Howard Jarvis, the author of Proposition 13, HJTA’s name is synonymous with tax relief and the uncompromising defense of the California homeowner.

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April 2022 socalrha.org | 25

BASICS OF A SOFT-STORY SEISMIC RETROFIT

by Ali Sahabi, Optimum Seismic

Every building is different, and the approaches to safeguarding a structure against earthquake damage are incredibly diverse.

Y

use are subject to the unique distinctions of each individual building.

et in spite of these differences, there are some similarities in retrofit approaches based on building type – one of the most common being wood-framed, soft-story structures.

These apartment buildings, characterized by open parking on the ground floor and dwelling units above, are considered extremely vulnerable to collapse in a major earthquake. Many cities now require those built before the mid-1970s to be retrofitted for seismic safety.

STEEL FRAME INSTALLATION For most soft-story structures, the installation of a steel moment frame or frames helps to prevent the excessive swaying that can lead to building collapse.

Where to place the frame and how many of them to

Frames are installed not for weight-bearing support, but to stabilize the building during an earthquake. It’s important that the frames themselves be somewhat flexible. Strategic location of frames can enhance their ability to absorb some of the shock of the earthquake and minimize the building sway that can lead to collapse.

The University of California at San Diego, home to the world’s largest outdoor shake table, has done repeated tests replicating the effects of earthquakes on a variety of structures. Recent experiments on the performance of soft-story structures showed that collapse can happen when a building sways excessively – causing the building to collapse. To see a video of their testing, visit: http://jacobsschoolofengineering.blogspot. com/2013/08/shaking-house-down.html.

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Continued from page 27

The steel frames must be secured by foundations, which means they must be firmly connected and rooted into the ground beneath the structure.

This should be done by trenching the area where steel frames are to be installed, then fortifying the area with concrete and rebar. Existing concrete is bonded to the new material with rods that are inserted into a series of holes drilled into the existing foundation and secured with epoxy. The rebar is then placed inside the trench and all points are firmly secured. Finally, new concrete is poured into the trench to hold it all together.

DRAG LINE INSTALLATION The dragline is the term used to describe the means of delivery of earthquake loads to steel frame. It’s important to make sure that the dragline is properly secured to the structure itself to provide additional support and stability.

We often go in and do a comprehensive securing of the dragline to the structure, which also provides added strength and support.

EDUCATE YOURSELF ABOUT YOUR BUILDING RISKS Many Californians live in earthquake denial. But this is an issue that should be in the forefront of everyone’s minds.

The California Earthquake Authority recently reported there is a greater than 99% chance of a magnitude 6.7 or larger earthquake, and a 93% chance of a

magnitude 7.0 or greater occurring in California in the next 30 years.

San Diego is much more seriously at risk of earthquake devastation than previously thought.

A study released this year at the National Earthquake Conference by the Engineering and Environmental Research Institute projects extensive damage for the San Diego area should the Rose Canyon fault release a devastating 6.9-magnitude earthquake: • $38 billion in building and infrastructure damage (roughly 10% of the total value of buildings and infrastructure in the region) • 120,000 buildings sustaining moderate to complete damage • 8,000 buildings damaged beyond repair • 36,000 households displaced Have we taken the measures we can to safeguard our homes, our places of business, our hospitals, schools and community? How many building owners will face lost income for prolonged periods? Are our buildings resilient enough to withstand the looming earthquake threats?

Is your building at risk? Contact Optimum Seismic today to arrange for a free assessment of your property today or call (833) 978-7664. Use the knowledge you gain to help safeguard your future.

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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forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.”

This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding whether or not to accept an offer.”

Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.

They Want to See Diversity and Inclusion This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

They Want an Offer, and They Want it NOW Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer.

Gen Z wants no part of that. They

feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent. *Statistics pulled from Yello

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I

The Case for a Free-Market Approach to Security Deposits

By Mercedes Shaffer, Realtor

n the dynamic world of real estate, residential rental properties stand as a crucial investment avenue for many individuals. As housing providers, the welfare of our investments is paramount. The recent signing of AB 12 by Governor Newsome, which imposes a onemonth maximum rent deposit, has sparked a debate within the industry. Advocates of such regulations argue for further government intervention through the imposition of tenant-biased measures, without considering the perspective of property owners and the implications these reforms could have on our investments.

In the financial realm, prudence is key, and it’s no different in real estate. Just as home buyers are required to make substantial down payments to secure their property purchase, expose their financial records in detail to demonstrate the ability and likelihood of fulfilling their obligations, and the bank holds title as a form of collateral, providing a safety net for their investment. Likewise, a rental deposit serves as a form of collateral for housing providers, offering some reassurance and compensation in case of damages or a breach of the lease agreement. Given the significant asset risk providers are taking, they should be free to determine a deposit that is adequate and that the market will bare. Limiting this deposit

will jeopardize the housing provider’s ability to recover potential losses, placing their investment at risk.

This is another example of lawmakers forcing constraints without taking any of the risks. I have yet to see a bill protecting housing providers by offering immediate compensation and free legal representation if a tenant damages a property beyond what can be covered by a deposit or a renter who unlawfully withholds rent but continues to use the owner’s asset.

Just as banks safeguard their loans, property owners should also have the ability to safeguard their investment. The traditional practice of requiring a sizeable deposit from tenants is a logical and necessary step in mitigating risks associated with renting out property.

When you consider that an aspiring homeowner who has good credit and wishes to purchase a $500,000 home is typically required to put down a minimum 10% down payment, equating to $50,000. This initial financial commitment is seen as a demonstration of financial capability and commitment to the purchase.

In the same vein, housing providers who invest in rental properties should also have the right to set deposit amounts commensurate with the value of their investment and the risk involved.

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AB 12, which goes into effect on July 1, 2024 - seeks to protect tenants and enhance affordability, but this undermines the level of security housing providers need to protect their investments. On the other hand, a free-market approach would allow for negotiation between housing providers and residents, enabling both parties to agree on a deposit amount that is fair and reflective of the property’s value, credit worthiness of the prospective tenant, and rental market dynamics.

By forcing housing providers to charge a security deposit that is not commensurate with the risk, it hurts tenants and society as a whole. We live in a nation often characterized by consumerism, where purchasing power is a cornerstone of modern living, and financial responsibility and savings often takes a back seat. Advocating for a culture of savings is an essential stride towards ensuring a stable and prosperous society. This is one of the intended benefits of Social Security – forced savings. One critical aspect of this financial prudence lies in encouraging individuals, regardless of their socioeconomic status, to save for security deposits when seeking rental housing. This fundamental shift not only cultivates better lifestyle habits but also aligns with the principles of responsible financial management.

When prospective renters are required to save for a reasonable security deposit, it instills a crucial financial habit early on. Much like the process of saving for a down payment when purchasing a property, saving for a security deposit reinforces the value of disciplined financial planning. It encourages individuals to budget, cut unnecessary expenses, and prioritize their spending. This practice teaches invaluable skills that extend beyond housing arrangements and positively impact various aspects of life.

Moreover, incorporating this savings culture can have a ripple effect on the larger economic landscape.

As individuals cultivate more fiscal responsibility, the overall demand for rental properties may stabilize.

Prices and incomes can adjust accordingly, fostering a more balanced market. In turn, this is likely to contribute to a reduction in financial stress for both housing providers and tenants, leading to a healthier housing sector.

Requiring a rental deposit commensurate with the value of the property and risk serves as a catalyst for fostering a heightened sense of pride, and appreciation and respect among tenants towards the property owner’s assets. This is a shared financial commitment between provider and tenant.

This financial stake instills a sense of responsibility, 32

FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

encouraging tenants to care for and maintain the property as if it were their own, ultimately establishing a mutually beneficial relationship between the tenant and the property owner, and even the community at large.

Humans possess an inherent gift for creativity and adaptability, qualities that have driven our civilization’s progress throughout history. However, when government intervenes excessively and enacts laws that deviate from natural economic principles, it can stifle these innate abilities making people weak and dependent on government. Excessive and often shortsighted interventions diminish resilience, personal accountability and create an environment where people are less capable of responding effectively to challenges and changes.

Disallowing tenants from making their own fundamental financial decisions harms them and housing providers. De-adulting tenants and making them reliant on government intervention to make decisions for them, is making things worse and not better. Helicopter parents that do too much for their kids spoil them so that they don’t become self-reliant, and this is what government is doing by not allowing housing providers to run their own businesses.

Life rewards those who have learned to save and manage money wisely. Encouraging a culture of saving for security deposits not only benefits individuals but also contributes to a more financially conscious society. By instilling this habit early on, we pave the way for a future where responsible financial decisions are the norm, enhancing the well-being and stability of all members of our community.

In conclusion, it’s vital that rent and deposits are determined by the free-market. This enables housing providers to secure their investments adequately, encouraging further investment in housing. Responsible property ownership, coupled with open communication and fair business practices, ensures a thriving rental market that benefits both housing providers and tenants alike. Balancing the interests of all stakeholders is essential for a sustainable and prosperous real estate landscape. I would love to hear what you think. Where do you think government intervention helps the market, and where does it hurt it?

If you’re considering buying, selling, doing a 1031 exchange or if you would like a free property valuation, call (714) 330-9999 or email InvestingInTheOC@ gmail.com. I’m Mercedes Shaffer, a multifamily and commercial real estate agent with Coldwell Banker Realty, helping you build wealth one door at a time.

DRE 02114448

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New Data On The Post-Pandemic State Of Self Storage

S

by Max Glassburg, Yardi breeze

elf storage has been steadily gaining popularity. Even when pandemic lockdowns forced many business closures, storage facilities remained open to provide much-needed space. In response to the increase in demand, the storage sector adapted and flourished, widening its customer base in the process.

StorageCafe surveyed storage renters in 2023, 2022 and 2021, finding that demand for storage is still changing, along with the people who use it. In fact, the sector’s recent progress puts it in a good position for continued growth. It’s serving a younger,

more diverse group of customers, tackling issues like household clutter, vehicle parking and business logistics.

INCREASING CLUTTER DRIVES DEMAND FOR SELF STORAGE The surveys identify a growing need for storage post-pandemic to solve the problem of clutter in the home. This demand is strongly motivated by financial factors, with housing costs rising faster than wages and many people living in smaller spaces than they would like and finding that their possessions are crowding them out.

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.

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Apartments are getting smaller too. By 2022, the average size dropped to 887 square feet, which is 54 square feet less than a decade ago (and 30 square feet smaller than in 2021). Renting a storage unit nearby has become a popular solution for storing seasonal clothes, sports gear and other items that take up valuable living space.

STORAGE FINDS A YOUNGER AUDIENCE The surveys also reported that the sector’s client base is getting younger, with more millennials renting storage than ever before. As to what’s actually being

stored: furniture and clothing are consistently the items they most often put into storage, while Gen Xers are the main storers of sports gear.

NEW DEMANDS ENCOURAGE UNIT SIZE DIVERSIFICATION The demand for different storage unit sizes is also changing. Modern options range from small 5×5 lockers to huge spaces for vehicles or industrial equipment. Standard 10×10 storage units and 5×10 units were the sizes most preferred by the surveys’ respondents. Yardi Matrix data reveals that 10×15 and 10×20 sizes are also common.

We’re Taking a Load Off of Apartment Owners and Property Managers.

The surveys show a slight decrease in popularity for small units. Usage of 5×5 units fell to 14% from 17% last year, while usage of 5×10 units dropped by a percentage point.

Large 10×30 units are still utilized by 10% of renters, while 10×15 units saw a popularity hike, up to 14% from 12% last year. Interestingly, preference for storing road vehicles increased quite considerably, up to 8% from 6%.

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Indeed, the storage sector is still riding high on its pandemic-era gains. Real estate developers have been watching these trends and investing heavily in storage. After all, this is an industry known for weathering crises well and adapting quickly to changing demands, and that’s been especially true in recent years.

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2024 STUDENT HOUSING TRENDS: INSIGHTS, AND RESOURCES FOR PROPERTY MANAGERS

T

By Brittany Benz he student housing market is a dynamic and ever-evolving sector of the real estate industry. With the increasing number of students seeking off-campus housing options, businesses that cater to this niche market must stay updated on the latest trends and resources. In this article, we will explore the top student housing trends and provide valuable resources for property management businesses that manage student housing properties. Whether you own, invest in, or manage these properties, by understanding these trends and utilizing the suggested resources, you can effectively meet the needs of students and stay ahead in this competitive market.

Investments in student housing are on the rise, with sales volume more than doubling in 2022 and quadrupling in 2020. The 22.8 billion sold in 2022 is more than twice as much as any year in the past decade. This surge in investment is driven by the growing demand for student housing as the number of students pursuing higher education continues to rise. By 2040, the number of students in higher education is projected to reach 594 million. As a result, rents for student housing are expected to grow due to limited supply and strong demand, especially at top research universities and schools in the highest-earning athletic conferences for United States college football.

TOP STUDENT HOUSING TRENDS

Another significant trend in the student housing market is the preference for off-campus housing.

Students increasingly opt for off-campus housing

Investments in Student Housing Are on the Rise

Growing Preference for Off-Campus Housing

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because it offers more independence and freedom. Additionally, offcampus housing provides lower costs and more diverse housing options than on-campus alternatives. However, students still prioritize housing that is strategically located near campus for maximum convenience.

Greater Desire for Modern Amenities and Facilities Modern amenities and facilities play a crucial role in attracting students to housing properties. Students expect access to amenities such as fitness centers, study lounges, shared laundry rooms, high-speed Wi-Fi, dishwashers, and parking. Property management businesses can enhance the renter experience by incorporating technology in student housing, such as smart locks and mobile apps for maintenance requests and package deliveries. Choosing property management software that integrates with access control systems, such as ButterflyMX, can further improve the renter experience.

Single-Occupancy Units Are Highly Sought After Privacy is a top priority for students, leading to a preference for singleoccupancy units or units with private bedrooms and bathrooms. Only 5% of student housing built since 2010 provides double occupancy, indicating the shift toward more private living spaces. Property owners should consider this trend when developing or renovating student housing properties.

Increasing Demand for Sustainability and Eco-Friendly Initiatives Sustainability and eco-friendly initiatives are gaining traction among environmentally conscious students. There is an increasing demand for sustainable housing options that incorporate energy-efficient appliances, smart thermostats, solar panels, electric vehicle charging stations, and recycling programs. By implementing these eco-friendly features, property owners can attract the next generation of students and make a difference in their community.

Enhanced Safety and Security Measures Safety and security are paramount in student housing due to parental concerns. Property management businesses must be able to market their properties effectively to build trust in students and parents that the community is safe. Innovative security solutions, such as surveillance

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cameras, intercoms, keypads, and access control systems, can help keep renters safe and provide a better overall experience.

Growing Popularity of Flexible Leasing Options The rise of flexible leasing options is another trend in the student housing market. Students often require short-term or flexible leases to accommodate changing needs, such as studying abroad or taking internships. Property management software with flexible lease terms and payment options can enable businesses to provide the desired flexibility for students, attracting them to their properties.

Co-Living and Community-Focused Spaces Are Preferred Co-living arrangements, where students share common spaces and amenities both inside and outside the property, are gaining popularity.

Property management businesses can foster a sense of community by organizing events and creating communal areas, such as rooftops, courtyards, and movie rooms. These initiatives contribute to a positive living experience for students.

Student Housing Resources for Real Estate Businesses To thrive in the student housing market, real estate management businesses should utilize the following resources: 1. Stay up to date on student housing market research Utilize market reports and data analysis from real estate publications, such as Globe St., NAA, and Multifamily Insiders. These resources provide valuable insights into student housing preferences and demands. Conducting surveys and focus groups can also help you understand the specific needs of students in your target market.

2. Implement technology solutions for student housing management Property management software designed specifically for student housing properties, such as AppFolio Property Manager, can streamline operations. Look for key features such as bulk capabilities (e.g., bulk move-outs), flexible lease terms and payment options, and the latest AI tools to streamline tasks and save time.

3. Collaborate with universities and colleges

to connect with students. Building partnerships with educational institutions can provide access to student housing resources and support .

Universities often have resources and programs to assist students in finding off-campus housing and collaborating with them can be mutually beneficial.

4.) Network and attend industry events Join professional associations and organizations, such as the National Multifamily Housing Council (NMHC) and the National Association of Residential Property Managers. These associations provide opportunities for networking and staying updated on industry trends. Attend conferences and seminars, such as the NMHC Student Housing Conference, to gain valuable insights and connect with industry professionals.

5.) Engage with student communities Engage with student communities by utilizing social media platforms to connect with students and showcase properties. Use social media as a tool to create a positive reputation among students through excellent customer service and community-building initiatives. Respond promptly to inquiries, address concerns, and organize events or activities that foster a sense of community. By leveraging social media, you can attract and retain student renters and promote your properties to a wider audience.

In the competitive student housing market, real estate management businesses must adapt to the changing needs and preferences of students. By staying updated on the top student housing trends and resources, you can effectively attract and retain student renters. Whether it’s providing modern amenities, implementing sustainable practices, or offering flexible leasing options, understanding these trends and utilizing the available resources will help you thrive in the student housing market.

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Participate in university housing fairs and events SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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Response

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6 | Southern California Rental Housing Association Rental Advisor July 2021 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG 18 | Southern California Rental Housing Association Rental Advisor April 2022

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Questions Answers Landlord Legal

by Kimball, Tirey & St. John LLP

uestion: If a tenant is evicted, do they forfeit their security deposit?

A

nswer: Although a tenant is evicted, they still have a right to an accounting of the use of their security deposit. The deposit can be used for cleaning, repairs beyond normal wear and tear and delinquent rent.

effect?

A

uestion: Does a resident have to stay in his apartment for a certain number of days per month in order for his lease to remain in

nswer: Not unless the lease requires actual possession.

uestion: Our new residents, who are college kids, are driving the neighbors crazy with their partying, and they are only one month into their one year lease. What kind of notice do I need to serve?

A

nswer: If the disturbances are major and continuous, or if the police must be called, you may be able to serve a three-day notice based upon nuisance and commence the unlawful detainer action if they fail to vacate pursuant to the notice. If

the noise is not major, serve notice of lease violation and document the behavior until a few warnings are served then proceed with the three day notice. The facts will determine which to serve.

A

uestion: Can I have the resident pay more security deposit to make up the difference from rent increases?

nswer: You can unilaterally change the terms of a month-to-month agreement by properly serving a thirty-day notice of change of terms of tenancy. This cannot be done with a fixed term lease or a lease within certain rent control jurisdictions. You would have to wait until the lease expires and then upon renewal (or when the tenancy goes month-to-month) ask for an addition to the deposit. Note that as of July 1, 2024, there is a limit of one month security deposit for most tenancies regardless of whether the unit is furnished or not, with a few exceptions. uestion: I rent a house to a married couple. I have found that they now have a third person living with them. Can I raise the rent, tell them they must sign a new lease if they want an additional person, or can I say they cannot have additional people in the house since only two people signed the lease?

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A

nswer: If your lease restricts the number of occupants and the tenants have exceeded the limit, it is considered a breach of the lease and can be remedied by serving a three-day notice to perform conditions and/or covenants or quit. As an alternative, you can invite the third party to fill out an application, if qualified, and add their name to the lease. Also, be aware of local law related to the addition of an occupant as well as occupancy limits when making decisions. uestion: Do we have to take pictures of the apartment before a resident moves in?

A

nswer: Although there is no legal requirement that you take pictures before a tenant moves in, it is a very smart thing to do, especially when you compare your pictures of what the premises looked like to when the tenant moved out.

It makes it easy for a judge to see the damage. Just make sure your pictures are of the actual unit (not a model unit), they are dated, including time of day, and are of good quality. Many landlords also prepare a written statement of condition of the unit. uestion: We have posted no smoking signs on our poolside bathrooms and laundry rooms. Is this legal? We have been challenged by several residents.

A

nswer: Yes, you may restrict smoking in the common areas of your apartment community.

In addition to posting no smoking signs, you

may also want to add lease provisions or a lease addendum to control smoking. Multiple cities are also passing no smoking ordinances that further limit smoking in multi-family housing. uestion: We have an excellent single resident in one of our units. She has requested to move a troubled friend with relationship problems in with her for a couple of months. What legalities do I need to consider and what additional and/or new forms do I need to have filled out and signed?

A

nswer: You could have the additional occupant qualify as a resident and sign the current lease as a tenant. This will protect you if the occupant remains and the resident moves out.

Additionally, if the tenancy is only temporary, through January 1, 2025, you may also elect to use the law for tenancies at risk of homelessness, the forms can be drafted by attorneys. uestion: Can a three-day notice be served for the cost of damage to the unit caused by a resident? A five-year-old flooded an upstairs carpeted room, resulting in carpet repair and drywall repair of the ceiling downstairs. The standard lease form in effect clearly provides for the tenant to pay in this circumstance.

A

nswer: So long as your lease does not provide otherwise, you can serve a three-day notice to perform conditions or covenants demanding the resident pay for the repair.

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. © 2023 Kimball, Tirey and St. John LLP

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Essential Maintenance Tasks For Apartment Owners

I

By Mike Peterson

n 2021, there were 400 deaths and 3,100 injuries caused by apartment fires nationwide, costing around $1.7 billion. While various factors led to these sad statistics, the lack of essential maintenance is among them. As an apartment owner, you must ensure that your property is well-maintained to look after the safety and well-being of your tenants and prevent these disasters from happening.

However, performing essential maintenance or starting “do it yourself” (D.I.Y.) projects to increase the property’s value can sometimes lead to unforeseen circumstances, like sustaining injuries. Let’s explore the maintenance tasks that every apartment owner should perform, along with essential safety and liability considerations and tips to increase the value of your apartment property.

MAINTENANCE YOU ABSOLUTELY NEED TO DO Regular maintenance is critical to keep an apartment building in good condition and safe for tenants. Here

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are some of the most important tasks you need to do:Check Plumbing and Electrical Systems.

One of the most essential areas to focus on is your apartment building’s plumbing and electrical systems. Regular inspections and repairs of leaks or clogs will help prevent water damage. Research shows that nationwide home water damage costs are around $20 billion annually. Maintaining your apartment’s electrical systems also ensures that any outdated or faulty wiring doesn’t cause safety hazards and results in fires.

MAINTAIN HVAC SYSTEMS Another critical maintenance you need to perform as an apartment owner is on your building’s heating, ventilation, and air conditioning (HVAC) systems.

Regular maintenance of HVAC systems can help improve air quality, reduce pollutants, and lower energy costs. According to the Department of Energy, replacing or cleaning air filters can reduce energy consumption by as much as 15%. And while annual Please turn to page 48

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47

Continued from page 46

maintenance of your apartment’s HVAC systems can cost you around $80 to $450 on average, it’s still marginally lower than the cost of replacing faulty or outdated equipment, which can be around $6,000 on average.

ENSURE EXTERIOR MAINTENANCE As the saying goes, “first impressions count.” And that holds true when it comes to apartment buildings.

The outside of your building is the first thing any prospective tenant and visitor sees. If your income stream relies on rental payments from current and potential tenants, it pays to take care of the looks of your apartment building. Maintenance of the building’s exterior includes cleaning the windows, sidings, and roofs. Repairing cracks or damage to the apartment’s walls, foundations, or overall structure is also part of essential maintenance. Adding a fresh coat of paint or doing landscaping can’t hurt either. In contrast, it may improve tenant satisfaction, make the property more desirable, and increase its value.

SAFETY AND LIABILITY CONSIDERATIONS As a responsible apartment owner, it’s crucial to consider fire safety, security, and liability concerns.

Installing smoke detectors and providing accessible fire extinguishers in all units and common areas can help prevent and minimize damage in the event of a fire. Security systems like surveillance cameras, alarm systems, and intercom systems can deter theft, vandalism, and trespassing. Conducting background checks on your tenants and employees, like property managers, can also improve the overall safety of your apartment building. And while the safety of your renters and employees is paramount as an apartment owner, you should also protect yourself.

Complying with safety codes and regulations, such as the minimum heat level, providing plumbing and hot water, and prohibitions of pest infestation, is essential to prevent accidents. Purchasing liability insurance can also protect against costly lawsuits. And accurate records of all your maintenance and repair costs can help provide legal protection against tenant disputes.

IMPROVING THE VALUE OF YOUR APARTMENT PROPERTY The benefits of maintaining your apartment building as a property owner include tenant safety and satisfaction, prevention of costly repairs, and compliance with regulations.

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However, many apartment owners often overlook another advantage of maintenance - protection of the property’s value.

Improving the value of your apartment can bring various benefits, including: (i) Increase Rental Income: A property with a higher value can command higher rent prices; (ii) Encourage Higher Occupancy Rates: A well-maintained apartment property can attract and keep more tenants; (iii) Increase Resale Value: If you decide to sell your property, a higher value can lead to a higher sale price and a better return on your investment; and (iv) Lower Maintenance Costs: Newer features and structures, such as modern HVAC systems, often require less maintenance. Simple renovations and upgrades, like additional storage space, energy-efficient systems, or more curb appeal, can increase the overall value of your property over time.

SOME FINAL THOUGHTS As a responsible property owner, you must perform regular essential maintenance as an apartment owner, especially if you want to avoid costly repairs and prevent disasters like fires. Performing routine maintenance tasks can also help increase the value of your property, providing a return on your investment. Most importantly, maintaining your apartment property protects your tenants and improves their satisfaction.

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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

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

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

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.

All funds raised will go toward the initiative fight. To make a contribution, please click here or scan the QR code. Thank you for your generosity.

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$5 MILLION TARGET

DEDICATED FUNDS

SUCCESS TOGETHER

T h e l a s t r e n t control fight cost t h e b r o a d e r housing industry $ 8 0 m i l l i o n dollars. This next f i g h t w i l l cost even more.

Fund s w i l l b e d e p o s i t e d i n t o a dedi c a t e d a c c o u n t s p e c i f i c a l l y fo r f i g h t i n g t h e i n i t i a t i v e .

We defeated both the 2018 and 2020 rent control initiatives.

With your support, we can do it again.

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CalHomeCo Construction . . . . . . . . . (858)228-7036

APPLIANCE SALES

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (619)320-8334

(858)279-1234

Western State Design, Inc. . . . . . . . . . . . (510)931-7099

Larry O’Dell Construction. . . . . . . . . . (619)501-5252

Andrew Griffin . . . . . . . . . . . . . . . .(619)440-5000

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

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

Southern Cross Property Consultants

BACKFLOW TESTING

DECK COATING

Pacific Backflow Company, Inc.

(760)639-4000

General Coatings Corporation

(619)707-2639

San Diego Backflow Testing, Inc. (877)363-8378

Life Deck Coating Installations

Pacific InterWest . . . . . . . . . . . . . .(657)276-1629

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

Banc of California . . . . . . . . . . . . . . . . . . . (858)320-8410

All Dry Services of San Diego . . . . . . (858)353-1646

First Republic Bank. . . . . . . . . . . . . . . . . . (760)525-1679

BELFOR Property Restoration. . . . . . (858)847-9886

American Bathtub Refinishers

Pinnacle Services - 1 . . . . . . . . . . . . . (877)673-9049

(619)262-8600

BALCONY INSPECTIONS

ELECTRICAL CONTRACTORS

BANKS

EMERGENCY SERVICE FLOOD / FIRE

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

ATI Restoration, LLC. . . . . . . . . . . . . . (619)318-2807

BATHROOM REMODELING & REFINISHING

Commercial Restoration Company (720)427-2932

CABINET AND COUNTERTOPS

RAMM Restoration. . . . . . . . . . . . . . . (760)807-8743

(619)265-9200

Cabinets And More. . . . . . . . . . . . . . . . . . (858)231-8532

EMPLOYMENT AGENCY

Marjan Stone . . . . . . . . . . . . . . . . . . . . . . . (719)651-2041

Legacy Apartment Staffing . . . . . . . . . . . (619)387-5530

(858)847-9886

Star Flooring & Remodeling. . . . . . . . 619-282-4000

Real Floors . . . . . . . . . . . . . . . . . . . . . (951)317-2231

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

Cable, Pipe & Leak Detection, Inc.

(619)873-1530

LEAK DETECTION LENDERS

Luther Burbank Savings . . . . . . . .(310)616-0356 MAINTENANCE & REPAIR

PCC Trip Hazard Removal. . . . . . . . . (760)658-6116

Grand Design Kitchens . . . . . . . . . . . . . . (760)789-0992

Go-Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . (858)518-0326

Schindler Elevator Corporation . . . . . (949)781-6056 MAINTENANCE SUPPLY

Qwikkit . . . . . . . . . . . . . . . . . . . . . . . . . . . . (713)540-3205

The Liberty Group. . . . . . . . . . . . . . . . . . . (951)744-0057

MARKETING & ADVERTISING

HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . (800)431-3000 Realtor.com . . . . . . . . . . . . . . . . . .(805)223-9413

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION- -SCHRA.ORG SCHRA.ORG

53 7

MUSIC LICENSING

BMI. . . . . . . . . . . . . . . . . . . . . . . . .(410)527-1076 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 Primus Paint Workx . . . . . . . . . . . . . . . . . (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 Payne Pest Management . . . . . . . . . . . . (877)277-3970 PROPERTY MANAGEMENT Wakeland Housing & Development . . . . (619)235-2296 PROPERTY MANAGEMENT PERSONNEL BG Multifamily . . . . . . . . . . . . . . . .(619)785-3164 InterSolutions . . . . . . . . . . . . . . . . .(619)804-2554 PROPERTY MANAGEMENT SOFTWARE Domuso . . . . . . . . . . . . . . . . . . . . . 985-210-3473 SafeRent Solutions . . . . . . . . . . . .(419)367-7615

RATIO UTILITY BILLING SYSTEMS

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

SMART TECHNOLOGY

ADT Smart Communities. . . . . . . . . . . . . (714)858-1344

REAL ESTATE

Ivy Energy. . . . . . . . . . . . . . . . . . . . . . . . . . (801)318-7803

Voit Real Estate Services. . . . . . . .(858)453-0505

Conservice Utility Billing & Mgmt . . . (602)481-7440

ACI Apartments Office . . . . . . . . . .(619)299-3000 RENT GUARANTOR

TheGuarantors . . . . . . . . . . . . . . . .(212)266-0020 REPIPING

National Renovations, LLC - DBA Repipe

Specialists, Inc . . . . . . . . . . . . . . . .(703)801-8269 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 JDS Security . . . . . . . . . . . . . . . . . . . . (619)781-8694 Signal Security . . . . . . . . . . . . . . . . . . (619)363-7233 SEISMIC RETROFIT

Optimum Seismic. . . . . . . . . . . . . .(562)298-6395

SUBMETERING / BILLING SERVICES

QMC Metering Solutions . . . . . . . . . . (778)809-0052 SUPPORTIVE HOUSING

Brilliant Corners . . . . . . . . . . . . . . .(213)232-0134 TENANT SCREENING

CIC . . . . . . . . . . . . . . . . . . . . . . . . .(800)288-4757 Intellirent . . . . . . . . . . . . . . . . . . . . . . . . . . . (415)849-4400 TOWING SERVICES

Western Towing . . . . . . . . . . . . . . .(619)297-8697 WASTE MANAGEMENT

Strategic Sanitation Services. . . . . . . (877)271-7909 Valet Living . . . . . . . . . . . . . . . . . . . . . (813)248-1327 WasteXperts, Inc. . . . . . . . . . . . . . . . . (206)496-9289

WATER DAMAGE RESTORATION

First Onsite. . . . . . . . . . . . . . . . . . . . 8588805419

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 Servpro San Diego SW . . . . . . . . .(619)643-2145 WINDOWS

Newman Windows and Doors

(760)809-8113

SECURE RENTAL FORMS

The SCRHA Business Directory of BlueInk Suppliers is where you'll find the products and services you need to This gives you access to SCRHA forms in a digital run a successful business. format with electronicrental signature capabilities.

Use CIC an SCRHA member first to invest in businesses that support a thriving information about your applicant, while keeping you rental housing community!

© Sunan Panyo | Dreamstime.com

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

compliant with all legal requirements.

Scan the code to connect with SCRHA Supplier Members!

socalrha.org

www.SoCalRHA.org

8 54

FEBRUARY MANAGEMENT MAGAZINE AMM7 FEBRUARY2024 2024- -APARTMENT APARTMENT MANAGEMENT MAGAZINE AMM6

RENTAL HOUSING CONFERENCE & EXPO TRADESHOW 75+ EXHIBITORS EDUCATIONAL SEMINARS PRIZE GIVEAWAYS

APRIL 25, 2024

8:00 AM - 3:00 PM

Event Sponsors

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Register Now www.socalrha.org

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

55

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56

FEBRUARY 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

(888) 383-6798

9596 Chesapeake Drive Suite B. San Diego, CA 92123

1031 EXCHANGES

COMMERCIAL LENDING

PROPERTY MANAGEMENT

1031 Capital Solutions. . . . . . . . . . . . . . . . . . . . . . 20

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

Griswold Real Estate Management. . . . . . . . . . . 41

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

COUNTERTOPS

LRS Property Management . . . . . . . . . . . . . . . . . 36

AIR-CONDITIONING

CREDIT CHECKS

MyOnSiteManager.com. . . . . . . . . . . . . . . . . . . . . 44

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

PROPERTY MANAGEMENT SOFTWARE

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

DECKING

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 45

WATERPROOFING

RATIO UTILITY BILLING

APARTMENT ASSOCIATIONS

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 222

ROOF REPAIRS, MAINTENANCE & INSTALLATION

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42

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

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . 12

EARTHQUAKE RETROFITTING & ENGINEERING

SEISMIC RETROFIT / SOFT STORY

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

ENERGY SAVING / REBATES

SOLAR ENERGY

Independent Solar Advisors . . . . . . . . . . . . . . . . . . 9

Independent Solar Advisors . . . . . . . . . . . . . . . . . . 9

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

TOWING / PARKING CONTROL / SIGNAGE

ENGINEERING

Western Towing.. . . . . . . . . . . . . . . . . . . . . . . . . . . 30

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

TENANT SCREENING

FENCES/GATES/HANDRAILS

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

TOILETS/SINKS/FAUCETS

FINANCIAL / ESTATE PLANNING

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

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

TRASH HAULING & RECYCLING MANAGEMENT

HEATING

Mattress Recycling Council, Inc. . . . . . . . . . . . . . 35

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

UTILITIES REBATES

CABINETS

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 45

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

Builders Surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

KITCHEN REMODELING

WATER HEATERS/BOILERS

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

COIN-OP LAUNDRY SALES

LEGAL & EVICTION SERVICES

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

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

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

WINDOWS & DOORS

COLLECTIONS

PEST / TERMITE CONTROL

Newman Windows & Doors. . . . . . . . . . . . . . . . . . 3

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

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

SIVAN Windows & Doors . . . . . . . . . . . . . . . . . . . 56

Southern California Rental Housing Association. 6 APPLIANCE SALES AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 ASPHALT MGB Construction. . . . . . . . . . . . . . . . . . . . . . . . . 38 BACKGROUND SCREENING ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 BALCONY INSPECTION Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 EEE Advisor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 BATHROOM REMODELING / REGLAZING American Bathtub Refinishers . . . . . . . . . . . . . . . 11

&

STAIRS

/

MAGNESITE

/

YardiBreeze . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

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

57

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.

© 2021 San Diego Gas & Electric Company. Trademarks are the property of their respective owners. All rights reserved.

58

FEBRUARY 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