Southern California Rental Housing Association Rental Advisor Magazine - September Issue by Southern California Rental Housing Association

September2021

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CONTENTS

Industry Voices

SEPTMEBER 2021

7 It's BACK! Covid Exposure Updates

15 CAM Spotlight: LaToya Ray SCRHA Member Spotlight

Molly Wood, SDEA HR & Employee Management

23 Guidelines for Open-Flame Devices on Balconies

17 Leasing Safety

National Apartment Association Onsite Management

SCRHA White Paper

25 What is AB 802? Benchmarking Energy Use

33 San Diego Warned to Act on Earthquakes

39 EV Charging Stations

45 Landlord/Tenant Q&A

SCRHA Property Management & Operations SCRHA White Paper

49 From Boomer to Zoomer: Marketing Your Property with Social Media Natalie Ceccherini, FBS Property Management, AMO Marketing

In Every Issue 3 5 9 13 28

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

Ali Sahabi, Optimum Siesmic Emergency Preperation

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

Use A Member First

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

2021 OFFICERS

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

2021 DIRECTORS

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

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

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

ASSOCIATION STAFF

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

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

Our Address

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

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

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

Lucinda Lilley

2021 President Southern California Rental Housing Association

Our Community of Housing Providers

t the end of August, I attended the National Apartment Association’s “Apartmentalize” with about 40 other members of the Southern California Rental Housing Association. Attendance was not as high as in years past, there were no business meetings, but NAA stepped up to the plate and provided great education, amazing networking, and amazing presentations by our valued supplier members. I was happy to see education that focused on the wellness of ourselves and our teams, Marketing, Leadership, Disaster Preparedness, Operations, Industry Trends, Student Housing, Maintenance, and Professional Development. The takeaways are too numerous to list here, but if you are interested, you can “attend” the education sessions virtually by enrolling in NAA’s “REWIND” to be found on their website (naahq.org). It was great to get back with people in a controlled environment – masks and socially distanced! – to begin the healing and recovery we have all been wanting.

We have stand alone and certification courses being offered! For a list of what’s coming, visit www. socalrha.org/events/education Our premier events will include our Annual Meeting on October 1, The 31st Apartment Perspective on October 14, our Fall Golf Tournament on October 21, and of course we wrap up the year recognizing the Best of the Best at our Mark of Excellence Awards on December 3. For more information, visit www. socalrha.org/events/premier-events For more opportunities to connect with others, our Riverside Networking Mixer will be held on September 30 and our New Member Orientation will be held on October 20. Sign up online at www. socalrha.org/events/socials I guess you could say I am inviting you back to the SCRHA. We miss you. We value you. And we want to provide you with the best opportunities to get back to this community. We are rental housing providers. We provide housing and we value our communities. We can’t wait to see you.

By the time this comes to print, our own EXPO, AKA INNOVATIONS IN RENTAL HOUSING EDUCATION CONFERENCE & EXPO, will take place on September 16, 2021. We will have educational presentations on Legal issues, Effective Communication, Health and Wellness, Market trends, and Maintenance. Also coming up are other opportunities to meet and chat with our valued suppliers and other housing providers to discuss trends, new ideas, best practices, lessons learned. Not one of us can do what we do on an island – we need each other. We need our community to help us be the best at what we do!

September 2021 socalrha.org | 3

BSOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

ANNUAL MEETING & LEGISLATIVE UPDATE Friday, October 1, 2021 | 10:30 AM - 11:30 AM Zoom Webinar The membership meeting is free to all SCRHA members. There is one vote per company. Please assign the person voting for your company prior to the meeting. You will need to register to attend the meeting by 2 p.m. on Thursday, September 30, 2021. Legislative Update The membership meeting will be immediately followed by a Legislative Update which will cover an overview of all the legislation the SCRHA has lobbied for and against this year. We will also cover the bills signed into the law and the potential impacts that these bills have on our industry. The cost to attend the Legislative Update is $15 per person.

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

New Opportunities

ver since March 2020, we have faced a world of new challenges and have continued to rise to meet those challenges as they occur both in our professional and personal lives. The rental housing industry in particular has been incredibly responsive in finding innovative ways to build community and serve the needs of their residents at a time when everyone was sent to shelter at home. As we grew in our ability to meet challenges presented by the pandemic, we were able to see new opportunities. Many of our members have incorporated innovative ways to connect with residents and serve the community at a virtual distance while learning how to give virtual tours and navigate emergency orders and eviction moratoria. Now that stay-at-home orders are lifted, and life continues to get back to normal, it’s the perfect time to take stock of the lessons learned over the past year-and-a-half. We are quickly getting back to business as usual, and now is the perfect time to get back involved.

strengthen your in-person relationships with online connections. SCRHA has several ways for you to share with industry professionals online. First, make sure you have full access to your member benefits and create your online account at socalrha. org. The Member Compass will allow you to see upcoming classes and events, download forms and white papers, and update your profile. The other tip is to follow us on your favorite social media platform. Follow us on Facebook, subscribe to our YouTube channel, and join our LinkedIn groups. We currently have two LinkedIn groups, a general one for all SCRHA members and one limited to property managers only. Read the rules and join today at https://lnkd.in/gN2UdXy. These groups are a wonderful place to share your professional experiences and connect with colleagues. If you’re ready to take the next step in your involvement with SCRHA, our committees are the ideal way to share your insights and help shape the direction of the Association and industry as a whole. Our committee meetings are hybrid events with options for attending in person or virtually. Email info@socalrha.org to learn more about volunteer positions on our committees.

Our calendar of events is full through the end of the year, and each event is an opportunity to build relationships with SCRHA members. From premier events such as the Apartment Perspective, Fall Golf Tournament, and Mark of Excellence to industry classes for independent owners and property managers, SCRHA is dedicated to connecting our members to the tools and resources needed to overcome challenges and thrive in the changing world. In addition to the networking opportunities at our upcoming events, we are your network online too. We’ve all learned how important online communities are, and I don’t see that changing, even as we get back to in-person events. My tip to you is to September 2021 socalrha.org | 5

Response

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

IT’S BACK!

By Molly Wood SPHR, Senior HR Consultant San Diego Employers Association

Covid Exposure Updates Just when we thought vaccines were going to save the day and all the nuances about quarantine, exclusion from work, and supplemental paid sick leave were behind us, here comes the Delta variant. Ugh!

(without the use of fever-reducing medications) and symptoms have improved. If a person who tested positive is asymptomatic, the high-risk period is two days before until ten days after the date of the positive specimen collection.

So, taking a trip down memory lane, and adding caveats for vaccinated vs. non-vaccinated employees, here is what you need to know if an employee tells you they have tested positive or been exposed to a COVID case.

Now that you know who has been exposed, notify them within 24 hours without revealing the name or any other identifying information about the exposed and/or COVID positive employee.

First, determine who in the workplace has had COVID exposure. This is defined as a person who has been within six feet of a COVID case for a cumulative total of 15 minutes or greater in any 24-hour period within or overlapping with the “high-risk exposure period." The high-risk exposure period is from two days before symptoms developed until 10 days after symptoms first appeared AND 24 hours have passed with no fever

Unvaccinated employees will need to self-isolate for 10 days. For employers with 26+ employees, the unvaccinated and exposed employee is eligible for Supplemental Paid Sick Leave if they are unable to work from home and have not used their SPSL previously. Unvaccinated employees who are not eligible for SPSL, or who have already used their SPSL, may qualify for either Unemployment Insurance or Disability Insurance.

Vaccinated employees can continue working, wearing a mask. Vaccinated employees should test three to five days after the last known exposure and must continue to wear a mask for 14 days, or until a negative test is received. Employees who have met the self-isolation requirements do not need to provide a negative COVID test. Employers can require medical certification clearing an employee to return to work if they have been ill. As September 30 approaches, we expect to have new or extended mandates regarding COVID exposure in the workplace. Unfortunately, the crystal ball is pretty fuzzy on the details. Stay tuned. SCRHA members receive discounts on services with SDEA HR Consultants. Don’t hesitate to call! 858-505-0024 September 2021 socalrha.org | 7

Learn the advanced skills related to the indoor breaker box and complex control circuits with hands-on labs.

The Voice of The Rental Housing Industry

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Read our emails and follow us on social media to for the latest news.

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8 | Southern California Rental Housing Association Rental Advisor September 2021

REGIONAL

LEGISLATIVEUPDATE

San Diego Poised to Adopt Rate Increase in Water, and Sewer

San Diego City Council is scheduled this month to vote on increasing sewer rates along with another rate increase on potable water. The City’s Public Utilities Department says the sewer rate increases are necessary because rates have not changed in 10 years, rising costs being passed onto the city, and more money is needed to maintain and upgrade the city’s existing sewer infrastructure and its advanced water purification system called Pure Water. In 2018, San Diego Public Utilities Department (PUD) initiated a Cost of Service (COS) Study to evaluate the city’s sewer infrastructure and rate structure to determine if its infrastructure can provide adequate service while meeting its financial obligations. Under state law, local governments must provide justification when they consider a change in rates for city services by performing a COS Study. The study determines the present and future financial and capital costs of providing a specific service, such as sewer and drinking water, and determines if rates need to be changed and by how much. In March 2021, the PUD released the study’s final conclusions. The study recommended that sewer rates be increased over the next several years so San Diego can absorb cost increases for imported

water, upgrade the city’s aging sewer infrastructure, and meet the system requirements of the city’s Pure Water project. The study projected the city will have a $14 million operating deficit next year if wastewater rates are not increased as recommended. If approved by the City Council, sewer rates will increase each year beginning in January 2022 until 2026. Sewer rates will rise 5 percent starting January 1, 2022. Sewer rates will increase again another 4 percent each year in 2023 and 2024, and another 3 percent each year in 2025 and 2026. Rates for drinking water will increase 3 percent in January 2022. The City of San Diego adopted a series of water rate increases in 2019. Single-family homes will see a substantial rate increase while rates for multifamily, commercial, and industrial properties will decrease. The study proposes to set single- and multifamily at the same rate resulting in a fee reduction for multifamily and an increase for single-family customers. The study states about 84% of the city sewer connections belong to single-family residences and will require more maintenance or replacement over the next few years. Reaction to the proposed rate increase has been mixed. Several city council members expressed displeasure with adopting a multi-year rate increase September 2021 socalrha.org | 9

at a time when city residents have been affected with financial distress due to the COVID-19 pandemic. The City’s Public Utilities Department (PUD) still faces criticism from incorrectly overcharging water customers in a number of city communities several years ago. Recently, San Diego had to change its contracting policies, pay legal fees, and was forced to delay implementation of its Pure Water program because a trade industry association representing general contractors sued the city for requiring contractors to have Project Labor Agreements or be union-friendly companies. San Diego has been holding community forums and doing public outreach to receive feedback from city customers. Visit www.sandiego.gov for details. The full San Diego City Council is expected to vote on the proposed rate increases on September 21.

New Census Numbers Trigger Redistricting among SoCal Cities & Counties

The US Census started to release its 2020 population census data in August on demographic and population changes during the previous decade. City, county, and state governments are beginning to review census data to determine if redistricting is necessary for city, county, state, and federal elected offices. In response to the census data, many local governments are preparing for changes in city and county district boundaries. The redistricting process will be based on demographic, socio-economic and population changes. All local governments must adhere with state and federal voting rights laws such as California and Federal Voting Rights Act, anti-gerrymandering laws, and laws governing charter cities. District boundaries must be contiguous, and neighborhoods or communities of interest must remain undivided, and each district must have an equal number of residents. Governments will be responsible for hosting public meetings and receiving public feedback from each of their districts. In June, the County of San Diego hosted a series of informational hearings to update residents on changes to the County’s 5 Supervisorial Districts. Last July, fourteen members were selected to the

County’s Independent Restricting Commission and will be responsible for redrawing the boundaries all five County Districts. San Diego County’s population grew 6.6 percent from approximately 3 million to 3.3 million people. The Riverside County Board of Supervisors held an informational meeting in August to receive public input as it prepares for redistricting for its 5 districts. The 2020 census data showed Riverside County’s population grew by 10.4 percent, 228,544 people, during 2010-2020 to approximately 2.42 million people. All cities in Southwest Riverside County saw increases in their population. Cities such as Temecula grew by 9.9 percent, Murrieta increased by 7.23 percent, Lake Elsinore grew by 35.5 percent, and Menifee increased its population by 32.26 percent. Riverside County’s unincorporated areas saw tremendous growth. The communities of French Valley and Winchester just east and north of Temecula and Murrieta grew by 52.95 and 21.07 percent respectively. Most Southwest Riverside cities have initiated their redistricting process. The City of Carlsbad selected members for its seven-member redistricting commission in July. The commission will be responsible for redrawing the city’s four council districts. The Encinitas City Council decided that it will use a process other than establishing a Redistricting Commission; the city will decide what method to use once it receives its census information. Encinitas hosted a virtual workshop last month. All city and county governments have until December 15 to approve their changes if redistricting is warranted. Each state must submit their district maps by April 2022. SCRHA members should visit their city’s Redistricting webpage for more information.

Encinitas Adopts New Changes to Green Building Ordinance

Last month, the Encinitas City Council adopted a new “Building Electrification” ordinance. The ordinance amends an existing ordinance adding new energy and water efficiency requirements on new construction. Its intent is to completely electrify new buildings so the city can reduce or eliminate the

10 | Southern California Rental Housing Association Rental Advisor September 2021

use of fossil fuels for power and help the city meet its Climate Action Plan goals. Encinitas will be the first city in the San Diego Region to have such an ordinance requiring most new commercial, industrial buildings, hotel/motel, and high-rise residential buildings to install electric water heaters, heating and air-conditioning, clothes drying, and indoor fireplaces in new buildings. A significant component of the ordinance is the requirement that all non-residential buildings be powered by a photovoltaic system. A building’s photovoltaic (PV) system can be mounted on the building or at ground level. Structures under 10,000 square feet of gross floor area must install PV system producing a minimum of 5 Kilowatts (kWdc) of direct current. Buildings with 10,000 square feet of gross floor area or more must have a PV system generating a minimum of 15 kilowatts (kWdc) per 10,000 square feet. The ordinance requires a building’s PV system to generate enough power appropriate to the building’s gross floor area. According to the ordinance’s proposed language, a building with 126,800 square feet of gross floor area must install a PV system generating a minimum of 191 kilowatts (kWdc), for example. The building’s PV system must offset at least 80 percent of its Time Dependent Valuation (TDV) energy on an annual basis. A tenant also could be required to install a PV system to power their facility if they apply for a major tenant improvement. Building owner and/or tenant can apply to the City’s Development Services Department for an exemption or have the requirements reduced if the building’s design and surrounding topography is not practical for a PV system. Buildings that have some other type of renewable system in place, greenhouse facilities, that hold animals and plants for promoting education and conservation could be made exempt under the ordinance. Residential buildings doing significant alterations greater than $50,000 in permit valuations will be required to meet new efficiency

standards. Buildings built prior to 1978 must meet one of the following criteria under the state’s Title 24 in respect to replacement or enhancement of duct sealing for heating, implement a type of “cool roof” system if they are adding a new roof or repairing an existing one. Homes must add LED lighting or LED bulbs, vacancy sensors or dimmers for rooms and common spaces inside the home if it already does not have them. The ordinance will require homes to add water heater systems and piping insulation along with plumbing requirements for water fixtures. Multifamily buildings built before 1978 must meet new attic insulation requirements. Buildings built between 1978 and 1990 will be required to adhere to similar requirements for insulation, plumbing fixtures, ducts, and water heating requirements if they do not have an Energy Home Score of 7 or higher. New construction will be required to use electric appliances and systems, but outdoor BBQs, pools and spas, outdoor fire rings in common areas will be exempt. Emergency shelters, public buildings, restaurants, or businesses that require use of flame or gas-fueled cooking equipment can be exempt at the determination of the City’s Development Services Director. Existing mixed-use, high-rise residential and other non-residential buildings being remodeled or altered, triggering a building permit valuation of $200,000 or more and adding at 1,000 square feet or more of

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space, also will be subject to lighting and energy efficiency requirements such as outdoor lighting and new mechanical systems like doors and docks. Adopted in 2019, the ordinance already requires all new construction to have panels and outlets set up for Electrical Vehicle (EV) Chargers or Charging Stations. New single-family attached and detached homes must have electrical outlets capable of installing an Electric Vehicle (EV) Charging Station. Multifamily properties must ensure at least 15 percent of the total number of parking spaces be ready to install EV charging stations. Nonresidential and hotels/motels must abide by similar requirements. In November 2020, the City Council agreed to update its Climate Action Plan and adopt higher energy and water efficiency standards on development. The city has been holding outreach meetings to explain the ordinance and receive public feedback. Both advocates and critics have raised their concerns with the ordinance. Some advocates in favor of the ordinance believe the ordinance should do more to require all structures are completely electrified and critics say it could make some types of construction

too expensive to remodel or build. The city council voted unanimously to accept the ordinance with amendments eliminating exemptions requiring Accessory Dwelling Units (ADUs), highrise buildings using fossil-fuel water heaters, and public buildings to be completely electrified. They also directed city staff to create defining language for restaurants using open flame and utility infrastructure and facilities. The ordinance will return to the city council within 30 days for a second reading and final adoption. If approved by the city council, the ordinance will take effect in 30 days from the second reading.

San Diego Gas & Electric Wildfire Safety Measures

San Diego Gas & Electric (SDG&E) announced in August that it has made improvements to its wildfire mitigation and resiliency programs ahead of the San Diego region’s wildfire season. San Diego Gas & Electric, as result of the 2007 wildfires, adopted a series of policies to mitigate the potential of wildfires in areas designated as high-

12 | Southern California Rental Housing Association Rental Advisor September 2021

risk. Policies include SDG&E establishing its own meteorological service for observing and tracking weather conditions in real time and the ability to deenergize power lines in areas when weather conditions increase wildfire danger.

Brookfield Properties initially won the city’s bid to redevelop the site and would be responsible for building the new arena, buildings and 2,100 homes, but the agreement was never signed and is no longer recognized under the recent vote.

The improvements, such as undergrounding of power transmission lines and supplying more power generators to customers, will result in fewer customers affected by its Public Safety Power Shutoff (PSPS) procedure.

Last month, the City Council approved a new plan to redevelop the Sports Arena property. San Diego envisions redeveloping the site to include entertainment, businesses, recreational space, and housing, but this time it will offer the site to affordable housing developers first to see if they would be interested in the location. At the hearing before the vote, housing advocates recommended the site include more affordable housing than state law allows. Councilmember Sean Elo-Rivera even recommended the site dedicate 25 percent of the housing for affordable housing and allow the maximum amount of units.

SDG&E announced that is implementing “flow battery” to provide power to microgrids to maintain power to facilities, businesses, and residents. Flow batteries collect and store solar energy in case SDG&E needs to execute a power shutoff. SDG&E will also deploy more mobile power stations. Mobile power stations are utility vehicles fitted with large batteries that can provide 500kW of power that can be connected to the local grids to provide power to customers. SDG&E says the improvements will help another 11,000 customers avoid power shutoffs during high wildfire situations. The public can visit SDG&E’s Wildfire Safety webpage for more information, www. sdge.com/our-commitment-wildfire-safety.

CA HCD still must review and approve the city’s Sports Arena plan, but there is a greater chance that HCD will approve the new deal given that city officials will first engage with affordable housing developers.

San Diego Takes New Step to Redo Sports Arena Property

In reaction to the California Department Housing & Community Development’s (HCD) accusations that the City of San Diego did not follow state housing law when it announced its plan to redevelop several sites where the San Diego Sports Arena is located, the San Diego City Council voted to adopt a new plan for revitalizing the area. San Diego City approved a revitalization plan for the Sports Arena in 2020, but HCD rejected the plan stating the city did not follow state law by not offering the site first to affordable housing developers when it declared the site surplus land. HCD added the city did not follow state law by not declaring if any of the land would be designated for affordable housing. San Diego could have faced fines and legal action if it continued to move forward with the 2020 plan. September 2021 socalrha.org | 13

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

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

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

10 cents of every $1 is spent

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

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

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

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

14 | Southern California Rental Housing Association Rental Advisor September 2021

CAM Spotlight

LATOYA RAY PROGRESS MANAGEMENT

Many congratulations to LaToya Ray, Progress Management, who recently earned her designation as a Certified Apartment Manager. Learn more about her career and her experience earning the CAM. How did you start working in the multifamily housing industry? I was referred by someone to a property manager and they were looking for a leasing agent at the time. What motivated you? I worked as an assistant manager in retail for over 10 years and was burnt out not getting promoted to my own store. Property management was something I was always interested in so I took a little pay cut and a leap of faith and started out as a leasing agent. How long have you been in property management? Five years this September in the industry, three-and-a-half years as a multi-site manager, and one year as an Assistant Area Supervisor. What made you decide to get your credential? I wanted to learn and develop more in my career and plus that extra push from my supervisor Carla Azevedo-Taber.

What was the experience like? It took a lot of discipline on my part since I took the self-study course during the lock-down of Covid. What was the exam like? I was really intimidated at first but once I got started, I realized I knew more than I thought I did. Would you advise co-workers and/or colleagues to get the CAM? I definitely would recommend it! You get such a great feeling of accomplishment when you are done. What advice would you give someone who wants to get their credential? If you are like me and learn better at your own pace then the online course works great. You just have to be disciplined to complete it. Get out of your own mind when scheduling the test. Just schedule and don’t tell anyone to help relieve some of the pressure off of you. Do it for you! Remember you know more than you think and study your formulas! Utilize any tools out there that helps you study regularly. They even have apps out there!

If you'd like to learn more about earning your CAMT designation with Southern California Rental Housing Association, email education@socalrha.org for details

September 2021 socalrha.org | 15

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LEASING SAFETY © Angor1975 | Dreamstime.com

A White Paper Published by National Apartment Association

Ultimately, apartment management companies should recognize that a leasing agent’s job is to show apartments to strangers, sometimes on the weekends when no one is around. Even in broad daylight, it’s a loneworker scenario. It’s important to document everyone who comes into the apartment community and where they’ve been taken, as well as to have a detailed plan

to proactively mitigate risks. These plans need to account for the nature of the asset, including how many people are onsite at any given time. Good habits and best practices will assist to protect anyone from getting hurt, abducted or worse. Apartment managers should never assume that, “it can’t happen here.” Robynn Haydock, owner of Halo Properties LLC in Hendersonville, Tenn., was once training a leasing consultant in an 11-unit building. They took two men to an apartment on a day when no one else was in the building. When one of the men suddenly asked whether the building accepted sex offenders, the trainee, in her third day on the job, made a beeline out of the building. Haydock answered the man by saying the building did not take sex offenders, and the man informed her that both he and his son, the other man on the scene, were sex offenders. Haydock politely walked out the door, let them go past and the

trainee held the outside door open. No harm resulted. But Haydock, also a Principal at High Road Education and Consulting and a certified instructor for National Apartment Association Education Institute (NAAEI) credential courses, said there were lessons learned, nonetheless. “If we had been better about asking prequalifying questions, we would never have been in that situation,” she said. “It was that moment of [realization that], ‘I’m standing here with two sex offenders who are three times my size, with a new hire.’” Guidance: 1. Explain Tour Policy

Leasing apartments is a job that often involves working alone in closed off areas with potential residents who are unknown to the leasing agent. Leasing safety procedures can help to guard against preventable tragedies. According to The Real Deal, a 2017 National Association of Realtors survey found that 44 percent of real estate offices have clearly delineated agent safety procedures, while more than half of agents (52 percent of men and 57 percent of women) carry pepper spray, Tasers, noisemakers and other self-defense weapons.

September 2021 socalrha.org | 17

2. Review Valid Identification Ask for identification from all prospective residents requesting a tour, to include not just the person who makes the appointment but anyone else who comes in with them— or who gets out of a car to join you as you’re headed toward the apartment. It is very important that you do not forget to ask any visitor for an ID because

any variation from this policy could lead to the appearance that you or your communities are acting in a discriminatory manner. If Aunt Martha is in town and came along to see the apartment but doesn’t have her purse, offer her a cup of tea and suggest that she wait in the office while you

18 | Southern California Rental Housing Association Rental Advisor September 2021

tour. Make sure that the picture matches the person and that the ID is government-issued, whether a driver’s license, military ID, state ID card, visa or passport. Collect the ID and put it in a locked office drawer during the tour. Realize

Inform prospective residents about company policies concerning apartment tours to set clear expectations. Such policies may include only showing apartments during the day, not keeping cash in the leasing office and requiring a valid photo identification card prior to touring an apartment. You should always be consistent with the procedure for handling tours and ensure compliance with Fair Housing laws.

that some IDs may be invalid and consider using a verification service; as many as 3 percent of IDs have been falsified, according to Apartment Guardian. Without verification, you can’t be 100 percent certain the person is who they say they are. Be consistent with asking all prospects attending the tour for their ID. If someone cannot produce an ID, then you can offer to re-schedule a time for them to return whenever it is convenient.

3. Communicate with Colleagues Introduce prospective residents to any colleagues in the leasing office, which will signal friendliness and allow easier identification later should the need arise. Make sure that another staff member knows that you’re going on a tour and to which apartment: “I want you to know that I’m taking Mr. Johnson to apartment 311.” If the prospect changes their mind at that point and wants to see a different unit, communicate that back to the office. If you are on your own, alert a member of your maintenance team by telephone or radio, or leave a

message with your answering service. Another trick to alert a colleague of a potential situation is to use a code phrase if someone seems suspicious, for instance, “Melissa, can you check the red file?” or, “The Smiths’ cat is out again.” The prospect will have no idea what that means, but your colleagues will know something seems suspicious and that you are uncomfortable. 4. Carry a Device It’s important that, at the very least, you have one safety device on you while showing vacancies to leads. To be able to contact a colleague, you will need to have a communication device with you the entire time. If you are carrying a mobile phone, make sure it’s charged and in hand, always ready to use. There are safety apps proven successful in situations where you can discretely use your phone like in an active shooter situation. One common app is the Red Panic Button app. This app sends out a call for help with your current location to your set emergency contacts through text, email, Facebook and Twitter messages.

Additionally, you can set it so that it takes only a few steps to activate. No matter what, your safety is paramount. That said, it’s up to your company policy to determine what safety devices are approved and most effective for employees. Two-way radios remain a reliable form of communication and allow for usage where cell service is spotty or unavailable. While calling back to the office is helpful in many instances, if you have an actual emergency, try to get out of the apartment and call 9-1-1 as quickly as possible; or at least signal to someone back in the office that they should call for help In that instance, try to stay calm and communicate what type of service you need and why. If someone has a weapon—or you think they might—be sure to say so. Realize that getting out of the apartment is your priority; if someone is trying to attack you, especially someone larger than you, it’s going to be challenging to hold your phone, navigate to the right screen and dial. In addition, companies offer panic button devices that allow emergency services to be notified in real time in an emergency. To be especially cautious, in addition to having communication devices, consider keeping a pocket-sized personal alarm. These devices can be put on your keychain and typically are disguised to look like car alarms. When pressed, it blasts a loud sound and can startle an attacker enough to give you time to escape. 5. Lead from Behind Never turn your back on a prospect. Let them lead you toward and then into the apartment by using hand gestures September 2021 socalrha.org | 19

to beckon them forward. Maintain a safe distance between yourself and the prospect. Pay attention to your surroundings and people’s movements. Stand to the side of an apartment door as you unlock it, signal that the prospect should go through first and do not close the door behind you as you enter. Turning the deadbolt with the door open prevents it from being slammed shut, as do devices that wedge in the door jam and prop it open. Do not allow prospects to get between you and an exterior door or in a room with an interior door, and never walk into smaller areas like bathrooms or closets. Let prospects explore the interior by themselves—they can use a little space and time to think and being out of the way will make the space look subtly larger. This also gives you a moment to process their body language and other nonverbal cues if there’s any cause for alarm, as well as giving you a sense from a sales perspective of how well they like the space. Certainly, do not lead the way into a basement or attic—tell the prospective resident they are welcome to explore, and that you will be waiting for them by the door when they’re finished.

6. Wear Sensible Shoes Comfortable shoes are encouraged given the amount of walking, climbing stairs and traversing of uneven ground you will be doing when touring. They’re also safer if you need to flee or defend yourself. Shoes should have nonskid soles, and ladies’ heels should be no higher than 3 inches. Paying attention to the weather is key to wearing proper shoes, especially when forecasts call for snow, rain and other sub-optimal conditions. 7. Be on Guard Pay attention to the prospective resident at all times. If you are talking on your phone or answering emails, it’s much easier for a would-be attacker to strike. Apologize and excuse yourself from the apartment if you absolutely must take a call— and do so outside. Make sure you know where all the exits to a property are in case you end up in a dangerous situation. As difficult situations arise, it is important to be prepared to handle anger or disappointment of a potential resident if a rental application is denied. It might be helpful for your staff to learn de-escalation techniques to diffuse a situation.

20 | Southern California Rental Housing Association Rental Advisor September 2021

To help ward off an attack before it starts, leasing agents should be trained to maintain the proper body language and facial expressions so that their personal boundaries are respected. This includes direct eye contact, upright posture, a brisk gait, friendly and confident greetings and hands that are always visible. Signals that are inviting to a bad actor include downcast eyes, walking unsteady or your thoughts appearing to be elsewhere. In addition to sensible shoes, agents should wear no-nonsense business attire and strike a confident, assertive pose, even if they’re feeling nervous. Always be aware of your surroundings, looking to the sides and behind you, moving around corners with caution and minding partially open doorways. 8. No Touring After Dark Touring hours should be decided in advance and posted in the leasing office, on the community website and other avenues such as with the answering service. It is advised that all tours should take place during daytime hours. Daylight saving time should be taken into consideration when updating tour hours semiannually. It is beneficial to set parameters like ending tours 30 minutes prior to the office closing to ensure all staff members can return to the office safely before dark. Offering weekend availability for tours can be helpful for those prospective residents who simply can’t visit during regular business hours. Some leasing companies are providing prospective residents with a code to enter a model home after dark and sending them out into the community for selfguided tours without a leasing agent present.

9. Leasing is a Team Effort Train your entire staff to keep their eyes open for potential concerns with prospective residents. If you get an uneasy feeling, ask a colleague to accompany you on the tour or meet you at the apartment. Using the “buddy system” and inviting another member of the leasing or maintenance team will add a level of comfort for the leasing agent and may prevent the prospect from a potentially unsafe situation. You can pretend that you need the maintenance supervisor to check a kitchen light or a similar excuse. If a leasing agent seems to have been in an apartment for a suspiciously long period of time, a maintenance supervisor may enter the building and act like they’re looking for a paint bucket. We recommend you bring all staff, including leasing and maintenance staff, into your office to refresh them on best practices. 10. The Role of Management Property management companies can take several steps to bolster their communities’ safety and, by extension, that of their leasing

agents through environmental design. These include trimming landscaping (ideally to heights of no more than 2 feet), ensuring that lights are working through regular audits (and switching to LEDs for a broader and brighter reach), placing surveillance cameras strategically around the property, checking entry doors on a regular basis to ensure that locks work property and perhaps erecting perimeter fencing or guarded gates. Communities designed with natural surveillance—putting demo units in highly visible areas, near parking lots or playgrounds where people might be walking, for example—make would-be criminal feels less at home. As does proper maintenance: Excess trash around the Dumpsters or broken light fixtures or gates signals that the community is not well kept. Train maintenance staff to check on leasing agents and consider staggering their schedules, both so residents have someone to call during at least some non-business hours but also so that someone else is onsite whenever the leasing office is handling showings.

Hold local crime prevention meetings at your community and encourage management staff to attend. Lastly, keep staff abreast of trends in your neighborhood’s crime statistics so they know what to watch for over time. Establish and publish clear safety guidelines for your leasing agents so there are no questions or uncertainty concerning crime or injury prevention. Then make sure to communicate these safety guidelines to everyone in the office, including all new staff. Related Links and Forms Gingko Residential LLC safety video: https:// youtu.be/9mjydx2YJxU Gingko Residential LLC leasing guidelines (attached PDF) Leonardo247 article on safety tips for showing apartments: http://www. leonardo247.com/unit-showing-safety-tips/ Apartment Guardian blog posts on leasing safety: https://apartmentguardian.com/ residential-leasing-has-become-a-high-riskjob/ https://apartmentguardian.com/whatreally-works-for-on-site-safety/ Disclaimer: The materials and information referenced in this document are provided for general and informational purposes only. They are not offered as, and do not constitute, legal advice or legal opinions.

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompany-directory

September 2021 socalrha.org | 21

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Guidelines for Open-Flame Devices on Balconies A White Paper Published by Southern Califorina Rental Housing Association California Fire Code Section 308.1.4 prohibits “Open-flame cooking devices” such as barbeques in apartment and condominium buildings and townhouses. Initially, California had greater restrictions limiting the activity of outdoor grilling on apartment balconies and decks with violators potentially facing criminal fines and penalties. However, changes in 2016 and 2019 to California’s Fire Code lifted some of the restrictions on BBQs and open flame devices used on multifamily properties. But, under the State Fire Code: 1. Use of open flame devices and BBQs is prohibited on a balcony, patio or deck constructed of “combustible materials” such as wood or vinyl that can easily catch and spread fire. 2. Use of open flame devices is prohibited if it is 10 feet or less from “combustible construction” such as wood or vinyl siding. Property managers and owners also should check to see if their

city or county government has additional fire codes regulations governing open flame cooking devices. Under the 2016 and 2019 of California Fire Code, open flame devices are allowed on a balcony or deck if: 1. The balcony or deck of an apartment or condominium building has an automated fire sprinkler system. 2. The BBQ or device is fueled with a liquid propane tank that is 2 ½ pound or less in capacity. While grills are permitted to be stored on decks or patios, Liquid Gas fuel tanks more than 1 pound in capacity are prohibited from being stored inside buildings or on a balcony or patio.1 Single-family homes and duplexes are exempt from the fire code regulations. Electric Grills CA Fire Code restrictions do not address electric grills. But,

it is important users check to see extension cords are suitable for outdoor use and not pose a tripping hazard. Users need to ensure electrical outlets can handle the amperage for the grills. In addition, users need to refer to their user manual to ensure the electric grill is properly maintained and cleaned to prevent ignition fires. It is recommended when using any type of grill to have the proper type of fire extinguisher or fire blanket in immediate proximity in the event of a fire. 1 Barbeques and Open Flame Cooking Devices on Patios and Balconies, City of Riverside Fire Department, https://www.riversideca.gov/fire/ sites/riversideca.gov.fire/files/fire/pdf/2020/ resources-forms/E11002.pdf, September 1, 2019. 2 #291 – How the California Fire Code of 2019 May Affect Your Grilling Plans in 2020, Quick Response Fire Supply, https://www.qrfs.com/blog/291-howthe-california-fire-code-of-2019-may-affect-yourgrilling-plans-in-2020/, November 5, 2019 This White paper is ©2021 by the Southern California Rental Housing Association (SCRHA). If you are not a member and have received a copy of this article, join today at http://socalrha.org to access a library of more than 70 white papers and California compliant rental forms, access to these papers is one of the many benefits available to our members.

September 2021 socalrha.org | 23

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

FAIR HOUSING: PART I & PART II

September 28, 2021 | 9:00 AM - 4:00 Instructors: Attorneys Shanly Hopkins and Kristin Molloy, Kimball, Tirey, & St. John, LLP

A staple in the property management industry, this twopart series provides an in-depth look at Fair Housing. Register today to learn valuable risk-management tips.

What is AB 802? Benchmarking A Property’s Energy Use A White Paper Published by Southern Califorina Rental Housing Association What is Benchmarking? Benchmarking is a process that measures a building’s energy consumption, compares the building against its past performance and compares it to other buildings of similar size and scale. According to the U.S. Energy Information Administration, residential and commercial energy use accounted for 40% of total energy consumed in the U.S. in 2016. Cities that have Benchmarking policies in place reduced their energy consumption by 3 to 8 percent within 4 years after its adoption. AB 802 requires large commercial and multifamily buildings to assess and report their energy use by June 1 each year. The City

of San Diego adopted its Building Benchmarking Ordinance in 2019. AB 802 – CA’s Building Benchmarking Law California enacted legislation (AB 802) requiring large scale buildings to benchmark in 2015. Owners and operators of all commercial, multifamily, and mixed-use properties that are 50,000 square feet or larger, and multifamily and mixed-used properties with 17 or more units, are required to benchmark the property’s utility consumption and submit that data to the California Energy Commission (CEC). All energy utilities in the state must provide the building energy consumption data if requested by

the building owner, owners' agent or the operator. The law requires building owners be able to access the data so they can properly benchmark their property’s total utility consumption. Non-residential commercial buildings that are 50,000 or larger square feet in size are required to record and submit energy consumption data to the California Energy Commission (CEC) by June 1 each year. Multifamily and mixed-use buildings that are 50,000 square feet or larger or have 17 or more residential units must record their utility consumption and submit the data to the CEC by June 1 each year. The CEC must publicly disclose information of buildings online by September 2021 socalrha.org | 25

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June 1 of the following year. The following building types are exempt from benchmarking rules: • Structures that have more than half of the gross floor area designated for scientific experiments requiring controlled environments • Manufacturing and industrial facilities • Condominium projects For more information about California’s benchmarking program or to email for more assistance, please visit the California Energy Commission’s website at https://www.energy. ca.gov/programs-and-topics/ programs/building-energybenchmarking-program.

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learn how to start measuring their property’s total energy usage and eventually identify ways to reduce its consumption. It is also intended to help San Diego measure and track its overall carbon emissions and ensure the city is meeting the goals in its Climate Action Plan adopted in 2015.

City of San Diego’s Benchmarking Ordinance

Please visit https://www.sandiego. gov/sustainability/energy-andwater-efficiency/benchmark for more information about City of San Diego’s Benchmarking Ordinance, upcoming seminars, classes, and training programs, or to see if a building qualifies for an exemption which requires city’s approval.

The City of San Diego adopted its Benchmarking Ordinance in January 2019. San Diego is among a few cities in California and the United States that have benchmarking ordinances for large commercial and apartment buildings. The ordinance allows the City of San Diego to launch programs, conduct training sessions, and do outreach to help building owners

September 2021 socalrha.org | 27

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

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Fair Housing: Part I & II

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REGISTER ONLINE AT SOCALRHA.ORG 8:30 AM – 9:15 AM | Is It Really an Assistance Animal or Are There A Lot of Pets on The Property? Attorney Shanly Hopkins, Kimball, Tirey & St. John LLP An assistance animal is an animal that works, provides assistance, or performs tasks for the benefit of a person with a disability, or that provides emotional support that alleviates one or more identified effects of a person’s disability. An assistance animal is not a pet. Do you have to allow an assistance animal on the property? What type of documentation can I request? Is there any restriction to the type of animal allowed?

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How do I explain this animal to my other tenants at my no pet property Attend this seminar to learn the answer to these questions and the legal ramifications of denying a tenant’s request. 9:30 AM – 10:15 AM | Avoiding Eviction: Success in Resident Retention & Relationships Lucinda Lilley, CPM®, CAPS®, GRI®, Vice President, FBS Property Management, AMO® and 2021 SCRHA President Laura Ann Fernea, Executive Director of the City Heights Community Development Corporation Anjie Frias, Policy and Research Advisor for the San Diego Eviction Prevention Collaborative The eviction process is time consuming and costly to all involved and we use it as a last resort when things go wrong. How can we successfully avoid filing an unlawful detainer while having the ability to protect our properties, ourselves, and our residents? Learn about resources that are available to housing providers and renters when obstacles prevent the payment of rent. Learn how to use the tools available to empower effective communication and resolution between renters and housing providers. Hear how the industry and community organizations are working to improve the process.

30 | Southern California Rental Housing Association Rental Advisor September 2021

10:30 AM – 11:15 AM | Small Claims Court Attorney Tracey Merrill, Kimball, Tirey & St. John LLP Ever wonder about the Small Claims Court Process? This class is your chance to find out. Come learn how to protect your assets better. In this seminar you will learn: Both sides of the small claims court process and procedure; What happens on the day of your trial and how to plead your case to the judge; A better way for you to defend yourself over frivolous security deposit disposition disputes; How to obtain a money judgment and what happens next, and; Why the court pushes you to mediation and what that is all about. 11:J0 AM – 12:30 PM | Keynote Address: What to Do When You Are Overstressed, Overwhelmed, and Over It! Rommel Anacan, Motivational Speaker If you’re feeling overstressed, overwhelmed and over it, you are NOT alone! Life is stressful and the demands of the “modern” world will overwhelm you if you let it. In this talk you’ll discover nine simple and powerful strategies that you can implement into your life right now. You'll walk away from this talk feeling clear, ready and confident, to take your life back from feeling overstressed, overwhelmed, and over it! Sponsored By &

1:30 PM – 2:15 PM | San Diego Apartment Market Overview Josh Ohl, Director of Market Analytics for San Diego with The CoStar Group Please join the Director of Market Analytics for San Diego from the CoStar Group, Josh Ohl, for an overview of the San Diego apartment market. Find out what’s happening across the county in this most unusual time. How is demand holding up as we head into the holiday season? Are we having a longer leasing season this year after the county shutdown in the spring? Has seasonality impacted rent growth yet as we typically see in the autumn and are we ever going to be burdened by too much supply?

1:30 PM – 2:15 PM | Appliance Repair Maintenance Class – Peter Cline, The Phoenix Staffing This class will cover the operation, troubleshooting, maintenance and repair of a key appliance in apartment homes. The information presented applies to any manufacturer of major appliances.

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Your Nominating Committee’s Slate of Officers for 2022 Recommendation: The Nominating Committee is recommending the following slate of Executive Officers and Directors for the 2022 Southern California Rental Housing Association Board of Directors. Executive Officers President Lucinda Lilley, FBS Property Management, AMO President Elect Abigail Rex, American Asset Management Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management Directors Starting New (Returning) Two-Year Terms 1. Jay Lopeman, BG Multifamily, 3rd Term 2. Aiesha Blevins, Greystar, 3rd Term 3. Scott Ledesma, Generations Contracting & Emergency Services, 2nd Term 4. Carla Azevedo-Taber, Progress Management, 2nd Term 5. Buck Buchanan, Independent Owner, 2nd Term 6. Tom Tamar, Independent Owner, 2nd Term 7. Matt Ruane, Lincoln Military Housing, NEW Mid-term Directors – Will return next year to complete two-year term. No vote required. 8. Melissa Wickerd, Atlantic & Pacific Management, 1st Term 9. Renee Savage, CASAVIDA, 1st Term 10. John LaRaia, HG Fenton, 1st Term 11. Angela Zdroik, R&V Management, 1st Term 12. Natasha Howell, Millcreek, WTS Trust, 1st Term 13. Mark Feinberg, Heinz & Feinberg, 1st Term 14. Abigail Rex, American Asset Management, 2nd Term 15. Shannon Kelly, Independent Owner, 2nd Term 16. Lucinda Lilley, FBS Property Management, AMO, 3rd Term 17. Todd Henderson, Independent Owner, 2nd Term Extended Terms: 18. Kendra Bork, Cambridge Management Group, Immediate Past President This slate will be presented at the SCRHA Annual Meeting in October for a vote of the membership. 32 | Southern California Rental Housing Association Rental Advisor September 2021

San Diego Warned to Act on Earthquakes

By Ali Sahabi, Optimum Siesmic Earthquake risks in San Diego are significantly higher than previously believed, and measures to mitigate potential impacts from major temblors are still needed. Noted earthquake expert Lucy Jones warned the city in 2018 to get a handle on the situation – before it’s too late. Since then, new findings about the Rose Canyon Fault have underscored that message. Fifty years ago, it was believed that the city had a lower risk than Los Angeles or San Francisco for an epic earthquake. As a result, San Diego lowered the bar on building safety in the 1970s and 1980s when other regions

were adopting more ambitious requirements for seismic safety. The result is that San Diego now has more vulnerable buildings than its metropolitan counterparts – and in light of new information about the seismic risks facing the region, those weaker structures put local communities at significant risk. “The picture changed when we discovered the Rose Canyon Fault and proved that it was active,” Jones told the City Council’s Infrastructure Committee, according to the Union-Tribune. “That really changed your risk.” Since that announcement, new discoveries have ramped up San

Diego’s risk factor even more. New threats posed by the Rose Canyon Fault prompted the state this year to update its earthquake fault hazard map for the area. The new hazard map identifies risks in areas along Interstate 5, branching off through downtown and up to La Jolla. According to recent Earthquake Engineering Research Institute calculations, the Rose Canyon Fault – once considered inactive – has the potential to release a devastating 6.9 magnitude quake that could result in: • 120,000 damaged buildings • 8,000 buildings damaged beyond repair September 2021 socalrha.org | 33

• 23,000 residential units severely or completely damaged • 36,000 households displaced • 40% of commercial and industrial buildings damaged, (20% extensively or beyond repair) • $38 billion in damage • $5.2 billion in lost income Water, sewer, and gas service could be interrupted, along with airport and rail service. Building damage could create a significant housing and job loss crisis, researchers concluded. Liquefaction in beach communities would contribute to damage there, and landslides are projected to affect Mount Soledad, Point Loma, Mission Valley, and Sorrento Valley, the EERI reported. What’s been done in response to this new information? The city has worked with owners of dangerous unreinforced masonry (URM) buildings to retrofit those structures, and to date – many have complied. But as of last year, there were still 18 of these multi-story buildings at high

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risk of damage in a major quake, according to the city website. This is alarming when you consider the number of people living, working, and dining inside or near these structures, most of which are downtown. Falling brick, parapets and crumbling facades have killed people in the past and could easily do so again in the next major earthquake. Other than the URM effort, there has been little done to encourage retrofits of the city’s dangerous structures – let alone to even identify how many of them are out there, and where they are. One of the first steps a city can take to boost its resilience to earthquakes is to create an inventory of vulnerable structures.

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If you are uncertain whether you own one of these vulnerable buildings, don’t wait for the city to take action. You can get a complimentary building evaluation by Optimum Seismic’s structural engineering team to see where you stand. Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is CoFounder of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.

By identifying these potential risks on a map, officials can get a broader understanding of what that 6.9-magnitude quake might bring.

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September 2021 12/28/2020 socalrha.org | 35 5:00:18 PM

31st Annual

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

Into The Light

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

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

September 2021 socalrha.org | 37

Recognize excellence in rental housing during the 2021 Mark of Excellence Awards.

December 3, 2021 Town & Country Resort SOCALRHA.ORG

38 | Southern California Rental Housing Association Rental Advisor September 2021

PLACEMENT OF EV CHARGING STATIONS ON RENTAL PROPERTIES

By: Southern California Rental Housing Association SUMMARY accommodate the EV charging handbook available to provide State law AB 2565 (California Code station. The tenant may be additional guidance on EV Section 1947.6) allows tenants to charged a fee included with Charging Stations, Zero-Emission ask that their property manager or monthly rent and be responsible Vehicles in California: Community owner to install an Electric Vehicle for paying the electrical costs if Readiness Guidebook, http://opr. (EV) charging stations on a rental the charging station installation ca.gov/docs/ZEV_Guidebook.pdf. property’s parking facilities if the results in a reserved parking space • Under California Civil Code request is submitted in writing for the tenant. 1947.6(h), the tenant also must and the tenant agrees to all maintain in full force and effect a conditions. Tenant Requirements lessee’s general liability insurance Tenant also must consent to the policy while the tenant lives in the All EV charging station, or any following provisions below if unit. Tenant insurance policy is modifications and improvements the tenant wants the property limited to no more than 10 times made to the property, must manager or owner to install the the total annual rent for the unit. comply with federal, state, and EV Charging Station: The tenant is not responsible local laws, with applicable zoning • The tenant must submit a written for having a general liability and land use requirements, and request to the property manager insurance if, 1) The EVCS Charging with all covenants, conditions, and or owner to install and use an Station is certified as a Nationally restrictions. electric vehicle charging station Recognized Testing Laboratory as well as enter into a written (NRTL) approved by the A rental property is exempt agreement with property manager Occupational Safety and Health from AB 2565 if meet any of the or owner. Administration (OSHA) under following conditions: • The tenant also must comply the United States Department • Property has 4 or less parking with the landlord’s requirements of Labor.2, or 2) an licensed spaces. for having an EV Charging Station electrician performed direct or related electrical work on the • Property is subject to rent on the property regarding: charging station. control. o The installation, use, • Property already has designated and removal of the charging Additional Resources 10 percent or greater of its tenant station along with its necessary • San Diego Gas & Electric (SDG&E) – Electric parking spaces to an EV charging infrastructure Vehicle programs: https://www.sdge.com/ station(s) o Be willing to pay any ev-incentives • Property does not provide of the associated costs with EV • Southern California Edison (SCE) – Electric parking under the lease Charging Station. Vehicle programs, https://www.sce.com/ agreement. o Pay for damages, repairs, residential/electric-vehicles • Imperial Irrigation District (IID) – Electric and maintenance of the EV Vehicle Programs, https://www.iid.com/ Additionally, property managers Charging Station. customer-service/save-energy-and-money/ and owners do not have to State of California’s Office of your-vehicle/ev-charger-rebates provide additional parking to Planning & Research has a September 2021 socalrha.org | 39

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

Welcome New Members INDEPENDENT OWNERS Andrew Sammons Company Azar Agahi Company Becky Kahn Company Bree Gibson Company Brian Cary Darlene Love Company Denice Butler Company Desheng Yin Company Harrison Property Management Kathy Romero - 1 Mendoza Properties Molly Elmore

Nicholas & Emily Green Patricia and Nader Dehaini Company Ryan Cullumber Sandra Adessa Company Sarah McCalmon Company Shelley Stewart Company Skinner Properties - A Mom and Pop Operation Solcan Incorporated Suzanne Papike Company Tenth and G |Greystar Veronica Munoz Company

SUPPLIERS General Coatings Corporation Hometown Restoration Quantum Fiber SERVPRO of Sorrento Valley Signal 88 Security of Oceanside - Escondido

PROPERTY MANAGERS AltaCima Apartment Homes ScottWay Capital

September 2021 socalrha.org | 41

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

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of August and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. 1977 Dick Martin Company 1997 William Bogart Company 1977 Stephen and Janice Boner 1997 Gaines St. Apts., LLC 1979 Sunrise Management Company AMO 1999 Douglas Jedlicka Company 1979 Casa Hermosa 1999 Karl H. Nester Company 1979 Mariposa 2000 Lia Shen Company 1980 Sully-Jones Roofing 2000 Otto Emme Company 1981 Joseph Greeno Company 2000 Pacific Rim Investment 1981 Alberts & Associates, Inc. 2000 Perez McCall Trust 1982 Gunter and Christa Zittel 2000 Veuger-Bissonnette 1983 Robinson & Associates 2000 Gloria J. Duquette Company 1983 Marilyn Mehr Company 2000 Belvue Terrace 1983 Nick D'Angelo Consulting Co. 2001 Janecek Family Trust 1984 Robert Bell Company 2001 Susan McDonald Nance Company 1988 Morita Realty 2001 Josephine Cree Company 1989 Gregory West Company 2003 Stephan Hegyi Company 1990 Brian Smith Company 2004 James Lybarger Company 1991 Fred Wanke Company 2004 Steve Veach/Louise Torio 1991 Teh-Mei Cheng Company 2004 Janet Backer Company 1993 William Koenig, Owner 2004 Oscar and Catharina Herrera 1994 William Howland & Assoc., Inc. 2007 Robert Hansen Company 1995 Mike Harness Company 2008 Patrick Judd Company 1995 Christianson Exempt Trust B 2008 W. Joe and Marianne McLean 1995 Progress Management Co. 2008 Bill Little Company 1995 Redwood Gardens 2008 Matt Andersen and Brett Andersen 1995 Centre City Apartments 2009 Steve Leiserson Company 1996 More Property Management 2009 BNM Investments LLC 1996 Robert Lubach Company 2009 Eric Lunde-Lunde Family Trust 1996 Elizabeth Dreisbach Company 2010 Robert and Marilyn Kingsley 1997 John Veskerna Company 2010 Carolyn E. Scheidel 1997 Chicano Federation 2011 Susan Cotsirilos Company

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

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

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

Landlord/Tenant

Questions and Answers By Ted Kimball, Esq., Kimball, Tirey & St. John LLP

Can I accept rent after serving a notice for an issue other than payment? For example: after service of an unauthorized occupant notice.

You should always check with a knowledgeable attorney to determine whether you should accept rent or not if the notice served was for something other than payment. Accepting rent after serving a notice may waive the notice.

At what point does my property require an onsite resident manager?

If your property has 16 units or more, you are required to have an on-site “responsible person.”

days from the termination date to account for the security deposit (assuming that you have regained possession of the unit). If anyone else claims a right to possession, you may need to go through the eviction process. Consult with an attorney if the tenant is a term tenant.

I served my resident a 30Day Notice of Termination of Tenancy on the 15th of the month. My resident says I have to wait until the end of the month to serve the notice, is that correct?

No. Under California law, either party can serve a Notice of Termination of Tenancy any day of the month. Make sure you do not accept rent beyond the expiration date of the Notice of Termination of Tenancy.

A Q

A resident at my property was taken to the hospital and passed away. Since the lease requires a 30-day notice, what is the law as far as reimbursement of the deposit?

When a tenant passes, a month-to-month tenancy is terminated 30 days from the date of the decedent’s last rent payment. Therefore, you have 21

I served a 60-day notice that expires on the 15th of the month. How much rent should I accept for the month in which the notice expires? You can only accept 15 days of rent for that month. I recently purchased a triplex, and the escrow will be closing in a couple of days. The

tenants are currently on a monthto-month rental agreement. Do I have to wait until the end of the month or can I serve a notice of termination as soon as I take possession of the property?

You can serve a notice of termination of tenancy any day of the month; it is not required to expire at the end of the month. You are also entitled to rent until the notice expires.

I have heard five different answers from five different people. Please, tell me what I can legally deduct from my tenant’s security deposit.

Rights and obligations regarding a residential tenants’ security deposit are governed by California Civil Code § 1950.5. Allowable uses are cleaning, delinquent rent and damages above ordinary wear and tear. What is considered ordinary “wear and tear” is subject to a variety of opinions by judges. Move-in and move-out records of the condition of the apartment, pictures, receipts and opinions from those who did the work can establish damage beyond ordinary wear and tear. September 2021 socalrha.org | 45

I recently received an application from a young married couple. He is twenty but she is only seventeen. I told her she was too young to sign the rental agreement and he had to qualify on his own even though she was working. She said because she was married, she was qualified to sign. I never heard of this law. Is she right?

California recognizes an individual’s right to enter into binding contracts if they are eighteen years of age or older, in active duty in the military, married, or are emancipated by order of the court. You therefore should treat her the same way as you would any other adult applicant.

A couple recently applied for one of our vacant units. They have jobs but do not quite qualify for the unit (they need to make three times the amount of the rent). They said that his father would be willing to co-sign as a guarantor in order to qualify. How should I work this arrangement on the lease?

A Q

Use a separate, well drafted guaranty form.

One of my two tenants on the lease moved out due to a job transfer. The remaining tenant would like to stay and pay the entire amount. Do I need to write up a new lease or prepare an addendum stating the remaining tenant is solely responsible? You can amend the lease to remove the vacating tenant or keep the current lease

46 | Southern California Rental Housing Association Rental Advisor September 2021

in place without amendment (in which case the vacating resident may remain rent responsible) or terminate the existing lease and enter into a new lease with the remaining resident. Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www. kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website.

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48 | Southern California Rental Housing Association Rental Advisor September 2021

Social media offers the opportunity to engage in meaningful social and professional connections. A February 2021 poll states that about 45% of adults 65+ use at least one form of social media to stay in touch with family, community, and communicate more effectively with potential customers. That’s right, social media is a great way to connect with customers. It’s no surprise that maintaining relationships and engaging with others is an important factor in all that we do. Those relationships also come in handy when we have something to offer. Your rental property could be just what someone else needs but didn’t know where to find it. With so many different platforms out there like Facebook, Instagram, and LinkedIn, it can be hard to know where to get started. Let’s start with Facebook. As of 2021 Facebook has a total of 2.8 billion active users (meaning their account is active) and about 1.4 billion people visit the site daily. Facebook’s userbase continues to grow by 10% annually. But how can you use this vast network to your advantage? Social media provides a valuable opportunity to engage with more

From Boomer to Zoomer: Use social media to market your property By: Natalie Ceccherini FBS Property Management, AMO people through liking, sharing, and commenting on posts. You can even stimulate the economy from the comfort of your couch. Facebook offers tools like Marketplace, where you can post your available rental. Your post can then be re-shared with people who may know someone or have a family member moving to town and needing a place to live. As an added benefit you can even offer live video tours for prospective residents using the messenger feature.

to view. You should definitely be posting videos and going live at your property. Be silly, have fun with it!

Lastly…. LinkedIn. Think of LinkedIn as a mesh between a digital resume and Facebook. This platform allows its users to upload photos, statuses, bios, education, past employment, extra curriculars, and even internships to their profile. You may wonder why we recommend LinkedIn for marketing rentals, but, think about it- people on LinkedIn are Next up, lets chat about Instagram. typically looking to hire or be This app allows you to share and hired. Those people will need send photos or videos of your somewhere to live, potentially in everyday life to show friends and your location. family, but what if you used it to market your property? Like In a nutshell, leasing your rental Facebook, Instagram allows you home can be made easier when to direct message and video chat you use the tools around you and through their app, another easy your connections in the world... so way to offer live video tours to get to posting! potential renters. Many users may find they enjoy Instagram more as almost 71% of the population between ages 18-30 use Instagram. Users may find this app to be simpler, you can just create an account, follow your friends and family, and watch their lives unfold right in front of you. Instagram offers a bit more for creative input as well. Its users can create 30 second videos and post them for the entire platform

Sources https://sproutsocial.com/insights/guides/ social-media-use-by-generation/ - babyboomers-and-social-media

http://www.theretirementhandbook.com/ retirement-tips/boomers-using-social-mediafor-finding-next-career https://www.dailyinfographic.com/howbaby-boomers-use-social-media

September 2021 socalrha.org | 49

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

socalrha.org

50 | Southern California Rental Housing Association Rental Advisor September 2021

Business Directory

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

D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350

Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 September 2021 socalrha.org | 51

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

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

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

SECURE RENTAL FORMS

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

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

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

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

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

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

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

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

Cable Television

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

Carpet Cleaning

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

Carpet Sales & Flooring

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

Cleaning & Janitorial Services

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

Coin-Operated Laundry Equipment

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

Collections

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

Construction and Remodeling

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

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

Asphalt & Asphalt Maintenance

Construction Management

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

Appliance Sales

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

Attorneys-At-Law

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

Backflow Testing

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

Banks

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

Countertops

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

Courtesy Patrol

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

Deck Coating

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

Life Deck/Pacific Pebbles....................(619) 262-8600 Medrano Co..............................................(619) 264-3434

Bathroom Refinishing

Drain & Sewer Cleaning

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

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

Bathroom Remodeling & Refinishing

Education

Bathtub Liners

Electrical Contractors

Bed Bug Services

Electronic Key Access

Bee Removal

Emergency Service Flood/Fire

American Bathtub Refinishers............(619) 265-9200 American Bathtub Refinishers.......... (619) 265-9200 Innovative Pest Solutions..................... (800) 871-9878 Innovative Pest Solutions..................... (800) 871-9878

Grace Hill, Inc......................................... (404) 895-9570 Kennedy Electric.................................... (619) 582-6568 KeyTrak, Inc............................................ (888) 539-8725

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

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

Boiler Repair

Employment Agency

Brokerage

Environmental: Asbestos/Lead/ Mold

Blinds

Air Temperature Specialists................(888) 588-1602 Doug Taber - Real Estate Broker......... (619) 483-1031

Cabinet and Countertops

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

The Phoenix Staffing............................ (858) 799-0665 American Technologies Inc ★●▲....... (619) 458-5979 CVE San Diego (Environmental)......... (619) 323-6330 FACS ★●▲................................................(510) 266-4600 Superior Abatement Services, Inc.....(844) 583-3278

Evictions

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

Exterminators

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

Financial Services

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

Fire Equipment Sales & Service

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

Fitness Equipment & Sales

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

Flood Damage

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

Floor Coverings

Bonded Inc.............................................. (858) 576-8400 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

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

General Contractors

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

Heating & Air Conditioning

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

Insurance

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

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection

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

September 2021 socalrha.org | 53

Lenders

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

Locksmith

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

Maintenance & Repair

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

Maintenance Supply

Purchasing

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

Ratio Utility Billing Systems

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

Real Estate

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

Surface Repair

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

Telephone Services

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

Tenant Screening

Moco Inc................................................... (800) 814-8213 Zumper..................................................... (503) 593-2233

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

Remote Video Monitoring

Termite Control & Repair

Market Research

Renovations & Remodeling

Towing Services

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

Mold Inspections & Remediation

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

Mystery Shopping

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

Paint Manufacturers & Supplies

Best Security & Fire Products..............(760) 781-5700 Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000

Renters Insurance

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

Repiping

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

Reputation Management

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

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

Resident Retention

Painting

Resident Surveys

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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

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

Pest Control

ATCO Pest Control................................ (415) 898-2282 Corky's Pest Control................................(800) 901-1102 Innovative Pest Solutions .................... (800) 871-9878 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

Plumbing

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

Plumbing Supplies

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

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

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

Property Management Software

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

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

Roofing

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

Sanitization & Disinfecting Services

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

Best Rate Repair.......................................(619) 229-0116 Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

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

Water Conservation

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

Water Damage Restoration

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

Water Heaters

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

Window Coverings

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

Windows

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

Security Deposit

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

Security Guard Patrol

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

Security Services

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

Seismic Retrofit

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

Sewer & Drain Line Video

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

Slab Leaks

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

Smart Technology

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

Submetering / Billing Services

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

54 | Southern California Rental Housing Association Rental Advisor September 2021

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

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

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

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

Property Management Software IFC AppFolio appfolio.com

Bathroom Remodeling 47 American Bathtub Refinishers (619) 265-9200

26 Yardi (800) 866-1144

Concrete Services 8 Precision Trip Hazard Removal (760) 658-6116 Deck Coatings & Waterproofing 37 Life Deck Coating Installations (619) 262-8600

Real Estate Management 4 Griswold Real Estate Management (858) 597-6100 Tenant Screening 48 Infolink Resident Screening (888) 762.7313

11 Medrano (619) 264-3434

Towing 37 Western Towing (619) 297-8697

Electrical Contractors 34 Kennedy Electric (619) 464-6568

Utility Billing System 12 Livable (877) 789-6027

Pest Control BC Corky's Pest Control (800) 333-7138

Windows 16 Newman Replacement Windows (760) 764-4553

56 | Southern California Rental Housing Association Rental Advisor September 2021

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Southern California Rental Housing Association Rental Advisor Magazine - September Issue

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