May 2021 Apartment News Magazine by Apartment Association of Orange County

Apartment News Proudly Serving the Rental-Housing Industry Since 1961

VOL. LXI • May 2021

Technology Trends in Multifamily Management (See Pages 26, 28 & 34) In This Issue “If it Ain’t Broke — Don’t Fix it!”.....................................................20 Taking Responsibility for Ourselves and our Community..................22 Springtime Renewal: Taking a Fresh Look at Your Property..............24 Why a Community’s Social Media Presence Matters to Residents.....26 April General Membership Meeting Recap.......................................28 How to Control Costs as Utility Rates Rise........................................32 Evolution and Adaptation for Leasing Agents .................................34 Get Ready to Comply with California’s Balcony Inspection Bill (SB 721)................................................................................36

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Apartment News Proudly Serving the Rental-Housing Industry Since 1961

VOL. LXI • May 2021

Contents AAOC Education & Events

Departments

5 General Membership Meeting

4 President’s Message — A Well-Deserved Thank You

31 Landscaping Strategies to Enhance Your Rental Property 33 MultiFamily Mingle 40 Lunchtime Learning 42 RUBS 101

Features 20 “If it Ain’t Broke — Don’t Fix it!” By Craig Kirkpatrick 22 Taking Responsibility for Ourselves and our Community By Ali Sahabi 24 Springtime Renewal: Taking a Fresh Look at Your Property By Sonya Loera 26 Why a Community’s Social Media Presence Matters to Residents By Ashley Tyndall

8 Sacramento Report — What to do About Rental Debt 10 Orange County Legislative Watch — Redrawing the Political Lines in Orange County 12 Legal Corner 16 Dear Maintenance Men 44 The Benefits of AAOC Membership 45 Welcome New Members 46 PSC Corner — 3M1S Home / Green Home Solutions® 47 Product & Service Council’s Service Provider Directory 51 Product & Service Council’s Contact Index 64 Advertisers’ Index — Category 66 Advertisers’ Index — Alphabetical

28 April General Membership Meeting Recap 32 How to Control Costs as Utility Rates Rise By Emily Landes 34 Evolution and Adaptation for Leasing Agents By Marlena DeFalco

36 Get Ready to Comply with California’s Balcony Inspection Bill (SB 721) By Tony Angelo

Apartment News is the official publication of the Apartment Association of Orange County. Apartment News (ISSN 0747-3435) is published monthly for the apartment-house industry. It is published at 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701; (714) 245-9500. Subscription rate for nonmembers is $25 per year. Copyright 2020 by Orange County Multi-Housing Service Corporation. All rights reserved.

Postmaster: Send address change to: 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701. Second-class postage paid at Garden Grove, California.

May 2021

www.aaoc.com

Apartment News

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Apartment News

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May 2021

Apartment News

CALENDAR OF EVENTS

The Resources You Want — The Representation You Need — Since 1961

Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of Orange County. 525 Cabrillo Park Drive, Suite 125 Santa Ana, CA 92701 (714) 245-9500 • Fax (714) 245-9505 • www.aaoc.com n Executive Director – David J. Cordero n Editor in Chief – David J. Cordero n Advertising & Media Sales Director – Debbie M. DiBernardo n Design & Production – Dave Moeller/Graphic Angles n Printing – Sundance Press The contents of the Orange County Apartment News may not be reproduced without written permission. The opinions expressed in any article in the Orange County Apartment News are those of the author and do not necessarily reflect the viewpoint of the Apartment Association of Orange County or Apartment News. This publication is designed to provide accurate and authoritative information in regard to the subject manner covered. It is provided with the understanding that the publisher is not engaged in rendering legal, accounting or other professional service. If legal service or other expert assistance is required, the services of a competent person should be sought. Publisher disclaims any liability for published articles, typographical errors, production errors or the accuracy of information provided herein. While Orange County Apartment News makes efforts to ensure the accuracy of information provided herein, publication of advertisements does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any products or services offered. We reserve the right to reject any advertising or editorial copy. NOTE: Unless stated otherwise permission to reprint magazine articles is granted on the condition that full credits are given to the author or to other sources and to Apartment News.

MISSION STATEMENT

BOARD OF DIRECTORS Frank Alvarez Craig Kirkpatrick Rick Roshan John Tomlinson Randy Combs Laurel Dial Marie Kaplan John Tomlinson

Directors n n n

n n n

Ronald Berg Vicki Binford David A. Cossaboom Nicholas Dunlap

Wednesday, 8:30 am–12:30 pm, Online

6 - Apartment Maintenance & Repair Series (Beginner #1) Thursday, 9 am–1 pm, Buffalo Maintenance

11 - Board of Directors Meeting Tuesday, 6 pm, Online

12 - CRHP Spring #8

Wednesday, 8:30 am–12:30 pm, Online

13 - Apartment Maintenance & Repair Series (Beginner #2) Thursday, 9 am–1 pm, Buffalo Maintenance

18 - General Membership Meeting

Tuesday, 7–9 pm, TBD (See Page 5)

19 - CRHP Spring #9

Wednesday, 8:30 am–12:30 pm, Online

20 - Apartment Maintenance & Repair Series (Beginner #3) Thursday, 9 am–1 pm, Buffalo Maintenance

26 - CRHP Spring #10

Wednesday, 8:30 am–12:30 pm, Online

27 - Lunchtime Learning

Thursday, 12–1 pm, Online (See Page 40)

27 - Apartment Maintenance & Repair Series (Beginner #4) Thursday, 9 am–1 pm, Buffalo Maintenance

31 - Memorial Day

Monday, Office Closed

JUNE 2 - CRHP Spring #11

Wednesday, 8:30 am–12:30 pm, Online

7 - RUBS 101 featuring Livable

Monday, 1–2 pm, Online (See Page 42)

8 - Board of Directors Meeting Tuesday, 6 pm, Online

15 - General Membership Meeting Tuesday, 7–9 pm, Online

23 - CRHP Summer #1

24 - Multifamily Mingle

Thursday, 5:30–7:30 pm, Hanger 24 — Irvine (See Page 33)

30 - CRHP Summer #2

Wednesday, 6–9 pm, Online

J U LY Monday, Office Closed

7 - CRHP Summer #3

Wednesday, 6–9 pm, Online

12 - Earthquake Vulnerability & Retrofitting 101 (Summer) Monday, 1–2 pm, TBD

13 - Board of Directors Meeting Tuesday, 6 pm, TBD

14 - CRHP Summer #4

Wednesday, 6–9 pm, Online

20 - Welcome Home OC

Tuesday, 10–11:30 am, TBD

21 - CRHP Summer #5

Wednesday, 6–9 pm, Online

n Tim Gorman Julia Araiza n Nathan Poth Alan Dauger Stephen C. Duringer, Esq.

Directors Emeriti n

Tuesday, 10–11:30 am, Webinar

5 - CRHP Spring #7

5 - Independence Day Holiday

Officers

President n First Vice President n Second Vice President n Vice President Legislative Council n Treasurer n Secretary n Sergeant at Arms n Immediate Past President

4 - Mold Remediation

Wednesday, 6–9 pm, Online

To promote, protect and enhance the rental housing industry by providing programs and services that enable our members to operate successfully, and by supporting our members’ interests legislatively in order to preserve private property rights.

M AY

n n n n

William R. Gorman Jerry L’Ecuyer Nick Lieberman Ray Maggi

22 - Sexual Harassment Prevention Certification (Summer) Thursday, 9–11 am, TBD

28 - CRHP Summer #6

Wednesday, 6–9 pm, Online

29 - Lunchtime Learning

Thursday, 12–1 pm, Online

May 2021

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Apartment News

PRESIDENT’S MESSAGE B y F rank A lvarez P resident

A Well-Deserved Thank You

s California draws closer to “officially” reopening next month, I wanted to take a moment to recognize and thank a special team of professionals whose dedication, experience, adaptability, skill, and leadership was key to helping the AAOC not only survive, but thrive, during the past 14 months of the COVID-19 pandemic. This team to which I’m referencing is our AAOC Staff. The pandemic and the subsequent shutdown of normal business operations presented significant challenges to our association’s traditional methods of operation. It required our staff to take stock and quickly develop and implement a modified operations plan and an entirely new approach for delivering member services. In fairly short order, our staff transitioned seamlessly from “regular” business operations to “remote” business operations, transitioned our education classes and other member programming from in-person to online, and made a number of other adjustments in order to position AAOC to sustain the financial and operational unknowns that would lie ahead. Through the ups-and-downs and the uncertainty that we experienced over the past year, I can say unequivocally that our AAOC staff remained a stable and calming presence for many of us who were dealing with our own business challenges, stress, and anxiety. They truly provided us value for our membership dollar, their commitment

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to the association and its members was evident in all that they did, and these are things for which all of us can and should be proud. We have an outstanding staff working for us! In the coming weeks and months, as the AAOC resumes in-person gatherings and “new normal” business operations, you will likely be seeing and interacting with our staff more regularly. As such, I thought now would be the ideal time to begin refamiliarizing yourself with the team, putting together faces and names, and understanding the roles that each of them play in service to you and your fellow members.

David Cordero, Executive Director

David came home to lead the AAOC team in March 2019, nearly two decades after beginning his professional career with us, as our Director of Public Affairs. In the years following his first tour of duty with AAOC, he continued his work in the non-profit world, as well as in the public and private sectors, as a public affairs and PR/communications professional. I am truly grateful that David was back at AAOC and at the helm when the pandemic hit, as his experience, leadership, sound judgment, resiliency and resolve were critical in helping the association pivot and get on

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May 2021

the right path to make it through this most challenging and treacherous time.

Gissel Cuevas, Operations Coordinator

Gissel joined the AAOC team in March 2014 as a member counselor and has since added coordination of the association’s dayto-day operations and many of its special projects to her repertoire. If you have called the AAOC with landlord-tenant questions or resident screening requests, you’ve undoubtedly spoken with Gissel and reaped the benefit of her knowledge and experience. Her professionalism and outstanding customer service skills are second to none, and were particularly welcomed as she provided valuable and timely information and guidance to our members during the pandemic and ensured that our member services team worked as a cohesive unit.

Bill Christiansen, Vice President of Government Affairs

Bill joined the AAOC team in August 2018 to guide its political and public policy activities. With an extensive career as a political

President’s Message — continued on page 6

General Membership Meeting Tuesday, May 18, 2021 • 7–9 p.m.

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As an AAOC member, you also receive representation from our affiliate associations, the National Apartment Association and California Rental Housing Association.

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May 2021

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Apartment News

President’s Message — continued from 4 renewals, recruitment, and develop- that existed, at a time when our inoperative, campaign advisor, Congressional aide, and legislative liaison in higher education, Bill’s experience combined with his relationships with so many elected officials and other influencers continues to pay dividends for AAOC. He has done an excellent job staying on top of the COVID-19 legislation and other issues affecting the rentalhousing industry over the past year, and has kept our members informed and engaged when it was needed most.

Spartacus Avina, Membership Services Coordinator

Spartacus joined the AAOC team in December 2019 and oversees all direct membership services, including member sign-ups and

ment. Additionally, he deftly answers our members’ landlord-tenant questions, provides operational assistance, processes resident screening requests, and offers other member support.

Debbie DiBernardo, Advertising & Media Sales Director

Debbie joined the AAOC team in May 2014 and is responsible for the sale of print and digital advertising, association event and educational programming sponsorships, and interfacing with our Product & Service Council members to help create opportunities to increase their exposure with the membership at large. Debbie played a critical role during the pandemic in making sure our PSC members were aware of the webinar sponsorship opportunities

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person events were unable to happen. The association and our PSC members were well served by Debbie’s efforts and we are grateful for her dedication.

Sandy Gimpelson, Events & Education Coordinator

Sandy joined the AAOC team in February 2019 and plans and coordinates the a s s o c i a t i o n’s education programs and special events. She also assists our members with their landlord-tenant and operational guidance questions, and their resident screening requests. Sandy played a particularly important role during the pandemic in not only facilitating the transition of our education programs to an online platform, but also investing in making personal contact with many of our property owners and management company members to not promote our online classes but also encourage their participation and attendance. On behalf of the AAOC Board of Directors and membership, I again want to thank our staff for all that they have done to keep our association strong during the pandemic and for continuing to keep our members at the forefront of their work. We are extremely grateful to you and all that you bring and contribute to our AAOC.

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Apartment News

SACRAMENTO REPORT B y R on K ingston

What to do About Rental Debt

or residential rental property owners and managers who have not received rent payments from tenants for several months, where the tenants remain in possession, the laws are scheduled to dramatically change in a matter of months unless the legislature extends tenant protections once again. The California Department of Financial Protection and Innovation (DFPI), which was formerly known as Department of Business Oversight, will begin to license applicants under the Debt Collection Licensing Act (DCLA). What is notable is the licensees will be required to comply with California’s renter protections associated with COVID-19 rental debt. Under that law, rental debt includes any “unpaid rent or other unpaid financial obligation of a (residential) tenant” that came due between March 1, 2020 and June 30, 2021. There are several protections for tenants that everyone needs to know, including: • The rental debt cannot be sold or assigned to a debt collection entity.

Do you know…

AAOC has continually fought and prevailed against Rent Control in Orange

County since 1961? 8

Apartment News

• Beginning July 1, 2021, COVID-19 rental debt cannot be sold or assigned if that debt pertains to a person “who would have qualified for rental assistance funder… if the person’s household income is at or below 80 percent of the area wide median income (AMI) for the 2020 calendar year. • Creditors (owners and managers and their agents) cannot charge or attempt to collect late fees for the COVID-19 rental debt if the renter has submitted a “declaration of COVID-19 related financial distress.” This form can arguably be submitted at most anytime including the date of a court hearing on the matter at issue. • In most cases, those collecting COVID-19 rental debt in court must submit documentation showing that they have made “a good faith effort to investigate whether governmental rental assistance is available to the tenant, seek governmental rental assistance from any governmental entity or other third party.” This, we might add, is a very comprehensive section of law that attempts to restrict how an owner or agent may collect past due rent (see Code of Civil Procedure §871.10) using any third party to collect COVID-19 rental debt. • Owners and agents may not start to recover the debt before August 1, 2021 and any action to recover the

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May 2021

debt that was pending as of January 29, 2021 is “stayed” until August 1, 2021, unless the legislature extends that deadline. As a reminder, under the COVID-19 rental assistance program, owners can receive 80 percent of unpaid rent owned from April 1, 2020 through March 31, 2021 from the state or qualifying local governments if they agree to forgive the remaining unpaid rent for that period if the tenant(s) are not earning more than 80 percent of the local AMI. Several webinars and written advisories have been previously provided regarding the process and procedure to follow should an owner believe that the tenants are qualified, remain in possession, and have not paid rent during the time period noted in this article. The DFPI recently issued an advisory to debt collectors et al. that the federal Fair Debt Collection Practices Act (FDCPA) and the Consumer Financial Protection Act (CFPA), which is part of the Dodd Frank Wall Street Reform and Consumer Protection Act, protects consumers from unfair, false, deceptive or misleading representations and harassment or abusive conduct in rental debt collection. The DCLA was enacted last year to protect consumers and provide the DFPI with licensing and examination authority over debt collectors, which includes debt buyers. DFPI will begin licensing later this year. Unquestionably, owners and agents will want to determine if a debt collector is licensed by DFPI.

Now for the update regarding the California legislature: • 2,615 — the number of bills that have been introduced this year, to date • 119 — the number of bills AAOC is tracking pertaining to residential property management. • 60 — the number of AAOC tracked bills that have been designated “Tier 1” measures. • 18 — the number of “Tier 1” bills that have been designated as extremely important. Among the more intriguing bills that have been introduced are those that would: • Effectively ban rental property owners from going out of business; • Require a comprehensive rent registration form that includes information about each tenant, square footage, and an unbelieveable amount of detailed information about renting each unit, evictions, terminations, amount of rent, number of occupants etc.; • Would impose a special tax for being in the business of rental housing; • Require water consumption to be reduced to 40 gallons per capita per day in residential properties; • Would add homelessness to our discrimination statutes and; • Make it an unlawful practice for a rental housing provider to inquire about an applicants criminal history during the “intial application process.” More to come in the coming months.

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Ron Kingston is President of California Strategic Advisors and Legislative Advocate for the Apartment Association of Orange County. For questions regarding this article, please call AAOC at (714) 245-9500.

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May 2021

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3/27/19 Apartment News

3:23 PM

ORANGE COUNTY LEGISLATIVE WATCH

Redrawing the Political Lines in Orange County

very ten years, the California Citizens Redistricting Commission draws the new boundaries for our Congressional, State Senate, State Assembly, and State Board of Equalization districts, based on the decennial count of the national population by the U.S. Census Bureau. The Orange County Board of Supervisors and our Orange County cities with district elections draw their own redistricting lines every ten years, also based on the federal Census numbers. The state’s Redistricting Commission is made up of 14 members, which includes five Republicans, five Democrats, and 4 who are not affiliated with either party. The job of the Redistricting Commission is to use strict, non-partisan rules designed to create districts with relatively equal population for the entire state of California. The first draft of the new district maps from the Redistricting Commission are scheduled to be released by the beginning of December 2021, which

Apartment News

would give prospective candidates plenty of time to decide if they want to run in the new districts. Unfortunately, the U.S. Census Bureau is predicting that the Census data is not expected to be sent to California until August 15-30, and the Commission will not receive the Census data until sometime in September. This gives very little time for the scheduled public input in December 2021 and January 2022, which means the finalized new district maps will not be ready until sometime between then and February 2022. The State Legislature has moved the 2022 California Primary Election back to the traditional second Tuesday in June. The 2020 California Primary Election was moved up to March, attempting to increase the state’s influence in the Democrat Party’s Presidential Primary. Next year, the Primary Election on June 7, 2022 means that the candidate filing period for office would be from February 14 to March 11, 2022. Candidates for office in California may have only a few weeks to decide if they will run in the new districts. This entire process will cause a big game of musicals chairs to be played by Orange County politicians who must begin fundraising long before they know what the final district maps will look like. California will probably lose a Congressional seat because states like Arizona, Texas and Florida have experienced population increases much larger than California’s in the past ten years. The current thinking is that this

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May 2021

B y B ill C hristiansen , V ice P resident of G overnment A ffairs

shift may mean the possible elimination of Rep. Mike Levin’s 49th Congressional District, which is split between southern Orange County and northern San Diego County. The number of State Senate and State Assembly districts will not change, but Orange County could see the loss of a state legislative seat or two due to the population explosion in the Inland Empire over the past ten years. The June 7, 2022 Primary Election is less than 13 months away, but the jockeying for position has already started among prospective candidates and currently elected officials in Orange County. Six months is a lifetime in politics, so there will be many changes in decisions as to which candidate runs for which office once the Redistricting Commission maps are released to the public. We highly encourage AAOC members to provide input to the Redistricting Commission at www.DrawMyCACommunity.org, where you may provide written opinions as to how you think your community’s political maps should be drawn. AAOC will keep members updated as the process unfolds.

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LEGAL CORNER B y S tephen C. D uringer , E sq .

Questions & Answers With all of the new laws, can a housing provider evict for At Fault or No Fault Just Cause?

Between now and July 1, 2021, all residential properties, with some very limited exceptions, are subject to the Just Cause requirements of AB 1482. That means even single-family residences, which were previously exempt, are now temporarily covered and require Just Cause prior to termination of the tenancy. Termination for At Fault Just Cause (i.e., rent default, breach of a material term, nuisance, waste, refusal to renew a fixed term lease, refusal to allow entry, or failure to vacate after tenant provided notice), are all grounds that are still allowed. Termination for No Fault Just Cause (i.e., withdrawal of the rental property from the rental market, intent to occupy by the owner, spouse, parent, grandparent, child, or grandchild), is permitted, but make sure the termination is not because the resident is not paying rent. Termination because the Lessor desires to substantially remodel or repair the Premises must now relate to maintaining the habitability of the Premises rather than simply performing a renovation. Fixed term lease expiration, notices of nonrenewal, and 30- or 60-day notices that previously did not require just cause, are no longer grounds for termination and will not support the filing of a new eviction. Note that for terminations to allow occupancy of a qualified family member, if the lease was entered into

Apartment News

on or after July 1, 2020, specific language must be included in the lease. Also note, if the Premises are exempt pursuant to AB 1482, then you must serve the requisite notice of exemption prior to termination of the tenancy. I expect a vacancy to be coming up at the end of the month. I started advertising the unit and I put a sign in the window. Luckily, I’ve already received quite a few applicants. There are a few that sort of qualify, and I guess I could rent to one if I had to, but I’d like to continue with the ad and get a few more prospects to choose from. The thing is, this one applicant is getting pushy. She calls me several times a day, says that she knows she is qualified, that I have to rent to her because the unit is still available, and she was the first to apply. Truth is, she probably does qualify, but I’m just not sure. I haven’t actually denied her, nor have I accepted her, I just need more time. Do I have to rent to her because she was first to qualify?

No, there is no requirement to rent to the first person to meet your criteria. You are free to continue and accept additional applications from other candidates. From the pool of applicants, you may select the best and most qualified applicant, without regard to timing of receipt of the application. Often an owner will have a single vacancy and have many qualified applicants to choose from. A thoughtful review of all applicants and their qualifications will allow you to

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May 2021

select the most qualified tenant. Don’t let the pushy prospect bully you into making a premature decision. I am a resident manager of a 16-unit complex. I received a telephone call from a person wanting to rent a unit from our small complex. I asked the prospective tenant if she had any children. She got offended and told me, in no uncertain terms, that I could not ask that question. I replied by thanking her for her criticism and hung up the telephone. Is the prospective tenant correct that I cannot ask if she has any children?

Yes. Rather than ask how many children will reside in the unit, a more relevant question would be to ask how many occupants would reside in the unit. Most acts of discrimination in rental housing occur during the resident screening process. For this reason, it is prudent to put your screening procedures in writing and to adhere to them strictly and impartially. All rental units must be available to families with children. Furthermore, rules designed to discourage families from applying to rent may lead to the filing of discrimination complaints. Minimize the prescreening over the telephone; you never know if the caller is truly a prospective applicant or just a tester from Fair Housing hoping that you will say something actionable. Legal Q&A — continued on page 14

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Legal Q&A — continued from 12 I can’t seem to keep my apartments maintained. Lately, it seems like they are falling apart. I do the best I can, I fix most stuff myself, and contract out some, but it seems like some of my tenants are sabotaging the apartments. I’ve replaced the smoke detectors in one of my rentals three times in the last year. I know something is up, what do I do?

It’s more important now than ever before that you establish and follow an operations and maintenance plan when managing and maintaining your rentals. Not only is it just good business sense to maintain your rentals properly, but also the law mandates your prompt response to complaints of serious habitability defects. It is critical to identify tenants who engage in damaging and destructive conduct. Although the code specifically precludes a tenant from benefiting due to his inflicting damage to the apartment, often it is difficult to

prove the tenant caused the habitability defect. A good practice to enact is to create a maintenance log of repairs to each unit. Many owners will require a tenant “sign off ” when the repair is completed, other owners photograph the repaired item upon completion as proof of completion. These practices will support your claim that the “selfdestructing” smoke alarm is being damaged by the tenant. Several pieces of legislation have been enacted to crack down on the small minority of landlords who fail to properly maintain their buildings. Depending upon the severity of the defect, and providing that it is not tenant caused, a landlord may be cited by one of several governing agencies and given a period of time, ten to thirty-five days to make the repairs. If the repair is not completed as required, there are provisions that would allow the governing agency to make the repair and add the fees and costs of correction as a lien against the property. Additionally, legislation elim-

inates the tax benefits to the owner during the period of non-compliance, and in extreme circumstances, precludes an offending owner from demanding or accepting rent. Now more than ever before, it is critical that you document your repairs and identify the residents who are engaged in sabotage or other destructive conduct. This article is presented in a general nature to address typical landlord tenant legal issues. Specific inquiries regarding a particular situation should be addressed to your attorney. Stephen C. Duringer is the founder of The Duringer Law Group, PLC, one of the largest and most experienced landlord tenant law firms in the country. The firm has successfully handled over 300,000 landlord tenant matters throughout California and has collected over $300,000,000 in debt since 1988. The firm may be reached at 714.279.1100 or 800.829.6994. Please visit www.DuringerLaw.com for more information.

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DEAR MAINTENANCE MEN

B y J erry L’E cuyer & F rank A lvarez

Dear Maintenance Men:

I am trying to be on top of my preventive maintenance this year. It is spring, so what do you suggest I look at first? Mike

Dear Mike:

Summer is just around the corner and it may be a hot one. Prior to summer, it is essential to properly inspect and troubleshoot your HVAC (A/C) units, whether they are window, wall, or central. Most A/C units fail or work improperly due to non-existent or improper maintenance and not age. Cleaning your A/C is the most inexpensive and critical maintenance procedure you can perform. Here is our 4-point check list: 1. Turn on the A/C and listen for unusual noises. 2. Inspect/clean or replace filters. Filters should be cleaned or replaced at the beginning of each major season, such as before summer and before winter. 3. Clean & repair damaged or bent fins. They can constrict proper air flow and decrease the cooling capacity of the A/C unit. 4. Clean out all dust and debris inside of the A/C pan or coils. On a central HVAC unit, cleaning or replacing the main and return filters may be the limit on a DIY cleaning. A qualified technician should do any other

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work on a central heating and air unit.

Dear Maintenance Men:

I have a pool at my apartment building and my pool man is suggesting I convert to a salt system for sanitizing the water. Will the salt damage my pool or its equipment? How does a salt system work? Will swimming in the pool feel like an ocean swim? Rick

Dear Rick:

We are big fans of salt systems for swimming pools. They feel great to swim in and you don’t have that chlorine smell on you when you get out. A salt water system or “salt water chlorine generator” is used to replace liquid or pellet chlorine with chlorine produced from salt in the water. The salt dissolves in the water separating into sodium and chloride. By passing a low voltage electrical current between special metal plates and the water, the salt-cell will convert the chloride into chlorine in a process called electrolysis. The salt system will create the chlorine to sanitize the water, but without the chlorine smell, taste, or feel. Not to mention, you will not need to handle or store a dangerous chemical. Swimming in a salt pool is not like swimming in the ocean. A salt pool contains 3,000–4,000 parts-per-million (PPM) of salt while the ocean is approximately 35,000 PPM. A better example is: a salt pool is like one tablespoon of salt in a gallon of water; the ocean is like 9 or 10 tablespoons of salt in the

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May 2021

same gallon of water. The salt pool is closer to the natural salinity level of your eyes. A typical human eye’s salinity level is about 9,000 PPM. While switching to a salt system pool has many advantages, there are a few downsides. If the pool is very old, using a salt system may further corrode the pool’s metal skimmer and return pipes faster. Older pool heaters may also be adversely affected. Calcium may build up on the tile work. Newer pools use plastic pipes and pumps; the salt will not cause any damage to these items.

Dear Maintenance Men:

My units all have dishwashers. I am starting to get complaints from the residents that the dishwashers do not clean the dishes as well as they did when new. What is the problem and what can I do about it? Bill

Dear Bill:

A number of issues that may be causing this problem. 1. Check that the dishwasher’s filter or grates are not clogged. The filters are commonly found under the rotating spray arms at the bottom of the dishwasher. The filters normally snap in and out of place. Remove them gently and watch for broken glass. 2. Check the operation of the water Maintenance Men — continued on page 18

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May 2021

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the dishwasher. Cleaning the float area with vinegar should help.

Maintenance Men — continued from 16 inlet solenoid valve. It should open and close crisply. 3. Related to the inlet valve is the water level sensor. The sensor looks like a small upside-down cup or float, normally located at the front corner of the tub. Calcium buildup can sometimes cause the water level sensor float to malfunction, causing too little water to be allowed into

4. Check the temperature of the water going into the dishwasher. The water should be at least 140 degrees. 5. Hard water is most likely the biggest hindrance to having clean looking dishes. The dishes may actually be clean, but look dingy or milky. Hard water will cause calcium and mineral deposits to adhere to all

wet areas of the dishwasher and over time the dishes themselves. The rotating spray arms may fill with mineral buildup and clog. To remove the hard water deposits, run the dishwasher empty on its longest setting, usually the pots & pans setting. Add a few cups of vinegar to the water without soap or dishes. Run the dishwasher with clear water through a short cycle to flush the vinegar before using again. 6. Install a water softener. You may have hard water as described above. Soft water will make a huge difference in calcium buildup and will greatly improve the performance of any dishwasher, as well as the water heater. We need Maintenance Questions! If you would like your maintenance question answered in the “Dear Maintenance Men” column, please email it to DearMaintenanceMen@gmail.com If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank also serves as president of the Apartment Association of Orange County (AAOC) and chair of the AAOC Education Committee. Frank can be reached at (714) 956-8371 or Frankie@ BuffaloMaintenance.com. Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board member of the association, in addition to having served as chair of its Education Committee. Jerry has been involved with apartments as a professional since 1988.

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May 2021

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CRAIG'S CORNER B y C raig K irkpatrick , V ice P resident , M organ S kenderian I nvestment R eal E state G roup

Commentary from a Broker, Owner and Manager Perspective

“If it Ain’t Broke — Don’t Fix it!”

he above saying and its opposite cousin came to mind recently when I had a bike crash and sustained some fractured bones. Certainly things that are broken need to be fixed, like my clavicle and elbow. Conversely, if something is not broken it probably shouldn’t be tampered with, but too often is. Now where am I going with this in my piece on matters of the rental housing industry? Plenty that has impacted our businesses has been tampered with in the last 12–18 months. Let’s take a look. Previous to AB 1482, most of us in this industry would argue that nothing was really broken before the State Legislature and its leaders got involved passing various bills and mandates affecting our businesses. My premise and experience has always been that most residents are good and responsible people, as are most owners. When this dynamic exists, markets mostly work efficiently and fairly. Let’s take a look at some of these bills and issues and analyze whether or not something was broken and needed fixing. AB 1482 — Rent Control. This law caps our annual rent increases at 5% + CPI. Looking back at my property since 2001, only once were rents raised above the prevailing 5% +CPI. Moreover, there were several years (after 2008) where rents were flat. I believe most owners experienced similar rent increases as the market largely dictates how much we can charge for our product. As a matter of fact, talking to many long-

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time owners, it’s not uncommon that many rents are way below market with annual increases well below 5% + CPI! This didn’t need fixing! AB 1482 also set guidelines for “just cause” evictions. None of our operations would be profitable if we abused the “spirit of the law” and were in the business of evicting residents without good cause. Personally, I haven’t had many evictions over the years, and I would assume that’s also been your experience. Moreover, when someone didn’t pay their rent, I would instruct the managers to gather the facts before proceeding. Many times we worked with the tenants by setting up a payment plan to bring them current. Often this was successful, but sometimes it wasn’t and the tenant needed to be evicted. If a resident was a nuisance or violated other terms of the lease they wouldn’t cure, they were sent to eviction. Just Cause Eviction hinders our ability to eliminate problem tenants to maintain a safe and quiet living environment for the majority. This didn’t need fixing! Eviction Moratoriums — These mandates followed up by AB 3088 (The Tenant Relief Act of 2020) are so wrong that I don’t know where to begin. They empower tenants to take the low road of not paying rent without any consequence. Though some tenants have experienced financial hardship this year, most are prioritizing and paying their rent. Back in March 2020, AAOC was ahead of the game by producing new forms and protocols to establish

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May 2021

payment plans for struggling tenants. In talking to many owners, many of you utilized these forms to work out a winwin plan with those struggling tenants. Some tenants, of course, lost jobs and were impacted by COVID-19, especially those in the service and hospitality industries, and they justifiably should have been assisted if anybody was. Others, however, have gamed the system by not paying rent even though they’ve experienced little or no financial impact caused by the pandemic. These moratoriums, as well as AB 3088, were poorly written, and allow most anybody to claim financial hardship, and there’s really no penalty for this deception and not paying rent. Financial verification is not required for tenants unless they earn over 120% of Average Median Income (AMI) established prior to March 31, 2020. Owners and managers should have the ability to verify actual financial hardship rather than a tenant simply signing a declaration stating this without proof. Further documentation and verification of an income stoppage to qualify should have been written into this legislation. In summary, if anything should have been changed or tweaked to help those impacted by COVID-19, it was probably this. As of this writing, we’ve experienced one year of COVID-19. Despite the grandstanding by state lawmakers and government officials to “help the tenants,” rent collections are near the historical Ain’t Broke — continued on page 30

May 2021

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Taking Responsibility for Ourselves and our Community

here’s a big push in Orange County to make canyon communities safer against wildfire. Much of this is driven by legislation, including Chapter 7A building codes requiring features such as tempered glass, screened vents and non-flammable materials that can dramatically increase the chances of a building surviving a fire. Canyon and mountain communities are also pushing for resilience on their own: forming Fire Safe Councils to encourage neighbors to do their part to protect themselves and their community. “We educate our neighbors so not only are we taking responsibility for our property, but also realizing what we do on our property impacts our neighbor’s property, which impacts the neighborhood, which impacts the whole community…” Mountain Rim Fire Safe Council President Laura Dyberg recently told the Orange County Register.

Responsibility for self and others

The chain of responsibility, as Dyberg explains it, demonstrates how one person’s action or lack of action can ignite a literal firestorm throughout a community. The same can be said for earthquake safety. That’s why it’s important for residents and businesses to prepare for all of the natural hazards they face rather than only one. Once communities rally together to deal with one hazard, the same organization can readily and effectively deal with other hazards facing the area. When a building collapses, deaths

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and injuries may affect not only one family, but extend to the communities they are a part of as friends, workers, worshippers, customers, and students. That impact grows exponentially with the multiple residential or commercial buildings inevitably fail in major quakes. The results cause not only painful emotional loss, but a heavy economic burden as well. Anticipating this, Arizona in 2018 conducted a full-scale earthquake drill planning for the scenario that 400,000 Southern California evacuees go there to seek shelter there following the devastation of a massive earthquake. The reason for this anticipated wave of California evacuees is simple: Most structures identified as at risk of failure in an earthquake represent older, more affordable housing and commercial buildings that provide much-needed manufacturing, logistics, and servicerelated jobs in the communities they serve. The loss of these buildings could seriously magnify our housing crisis and bring economic devastation with thousands of people left without a roof over their heads or a job to provide for their families.

The importance of building safety

Building safety is essential to our society. It ensures economic stability and protects affordable housing to help keep our communities strong. That’s good for everyone. Learn more about the impacts of earthquakes on community resilience

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May 2021

BY ALI SAHABI

by watching “The Resilience Advantage” — an ongoing webinar series featuring experts addressing risks from natural hazards, building safety, social concerns, and business and economic impacts associated with seismic resilience of buildings. There is no cost to participate in or view the recorded webinars. The webinars are sponsored as a public service by Optimum Seismic. Optimum Seismic sponsors the webinar series as a public service, and has teamed up with a coalition of leading business organizations and government officials to present information valuable to property and business owners making informed decisions about resilience. We hope you can join us. The next webinar on the topic of is from 11 a.m. to 12:30 p.m. Wednesday, April 21 — with others planned throughout the year. For more information, visit optimumseismic.com/the-resilienceadvantage. Past webinars are also posted there for those who missed any of the series. Contact Optimum Seismic today to arrange a complimentary assessment of your building’s earthquake resilience by visiting www.optimumseismic.com or calling 323-978-7664. About the Author: Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Co-Founder of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and renovation projects for multifamily residential, commercial, and industrial buildings throughout California.

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Springtime Renewal: Taking a Fresh Look at Your Property

pringtime has finally arrived and, with prospect of seeing the pandemic brought under control, the urge to start fresh is stronger than ever. It has been a rough year on many levels. For some owners, just collecting rents due has been a struggle. However, now as we move out of survival mode, it is time to do a little spring cleaning and make an honest appraisal of what needs to be done. Start at the most granular level with a simple walk of your property. Take along a clipboard and make notes about items that require repairing, replacing or simply refreshing. Dividing the items into these categories puts both the costs and the priorities into a more quantifiable perspective. Talk with your maintenance people and suppliers. Get some ideas as to the possible options and solutions, along with some rough numbers. Then, create a spreadsheet. The likelihood of tackling all that needs to be accomplished is small. However, with a realistic grasp of the overall picture and some bottomline numbers, you can chart a better course of action. Think, too, about timeframes. Do certain items need immediate attention? Are there legal liabilities involved? Sometimes delaying a repair opens the door to an even bigger problem, so ask about those types of risks, as well. Thought also needs to be given to the fact that the cost of construction materials and replacement items have been skyrocketing. Is waiting for costs

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to go down a better option? How long might that take? Also consider how you are going to pay for those repairs and replacements. Cash, in all likelihood, is going to be required sooner rather than later. Perhaps you have funds set aside that you can use; however even long-held reserves are apt to have been drained over the past year’s challenges. Refinancing is another option and rates remain close to historic lows. With a refinance, the primary consideration is having sufficient cash flow to cover the added burden of paying back a bigger loan and more interest. What is the likelihood, under current market conditions and rent control limitations, that you will be able to increase rents sufficiently to cover this extra expense burden? Repeating an-often heard WR Gorman phrase, now it is time to put on your investor hat and do some analysis. First, what role is this property serving both within your real estate portfolio and your overall financial plan? Do you see this as your pride-ofownership complex that you want to keep for your heirs? Or is this a commodity-type property to be used as wealth building tool. If your plan is to sell or exchange a property within the next three-to-five years (or sooner), you still need to evaluate the risks and rewards of making or not making certain repairs. The degree to which a need for major work or even signs of deferred maintenance

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May 2021

BY SONYA LOERA

has upon the sales price depends upon buyer demand and inventory. Conferring with a trusted real estate advisor can help you better understand how to watch and judge what is happening, sales-wise, with comparable properties in your area. If your intention is to hold onto this property, then not only should you tackle those deferred maintenance items, you should also take a look at longer-term major capitalization outlays. But again, before embarking upon these projects, serious thought should be given as to the future prospects for not just the property, itself, but also for the neighborhood and the general area. Even more importantly, if this is a legacy property, you also need to confirm with your heirs that it is their desire and within their abilities to own and operate the property or properties that you are proposing will be their inheritance. A lot has changed now, in that we are beginning to perceive a bit more about the post-pandemic world that lies ahead. About the Author: Sonya Loera joined WR Gorman & Associate in 2013. With a background in accounting she serves as not only officer manager, but also as property manager, transaction coordinator and real estate agent. Founded in 1972 by William (Bill) R. Gorman, this Brea(CA)-based firm focuses on personalized wealth building through real estate. With a client-first philosophy, the firm serves as an expert resource for informed decisionmaking and transitioning that creates sustainable legacies for investors and their heirs.

May 2021

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Why a Community’s Social Media Presence Matters to Residents

BY ASHLEY TYNDALL

Here are some practical tips on how you can increase engagement.

necdotally speaking, a current trend seems to be multifamily communities putting less emphasis on their social media presence, but that move is a mistake. It would be wrong to think a property’s social media presence isn’t that important to its current residents. In a recent online survey from Multifamily Insiders, property managers were given a list of 27 factors to rank regarding what they believe most influences a resident’s decision to renew their lease; social media ranked 26th. In reality, it’s the complete opposite. A SatisFacts study found that social media is the third-most important factor that helps residents to decide whether or not to renew their lease, closely trailing the factors of “value of rent” and “sense of community.” Having an active social media presence ties in with both the value of rent and a sense of community: It can increase the property’s value in the resident’s mind and help grow the sense of community. In a world of social distancing, social media is one of the few avenues left in which properties can cultivate a sense of community and togetherness for residents.

Why You’re Not Having Success on Social Media

As previously mentioned, it seems that a lot of communities are giving up trying to keep up their social media presence because it’s not yielding results.

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Here’s why success isn’t occurring: You’re gearing your social media platforms toward prospective renters, not your current residents. If you’re only aiming to attract and engage prospects, then it makes sense that your Facebook and Instagram accounts may suffer from a lack of engagement. Renters don’t typically choose a new property based on its social media presence, nor do they engage much beyond the occasional direct message—but current residents do. Obviously, social media is an incredible tool to draw in new leads, but that shouldn’t be the only way it is leveraged.

Easy Changes to Make

So, what does this mean for the content you post and how your property interacts online? There are a few easy adjustments you can make to ensure your content speaks toward your current residents: • Use resident-focused language in posts, such as “our residents” and “our community.” – We find that posts with resident-focused language receive 21% more engagement. • Share more pictures of your residents on-property and repost any user-generated images from your residents.

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– We’ve found that posts taken by residents and of residents receive 39% more engagement May 2021

than standard unit or amenity images. • Regularly share any property updates happening or community events going on. The main message here is to share content as if your current residents are the only people following your social media accounts.

Practical Tips for Growth

There’s a reason so many communities are quick to give up on social media: Growing an account is hard work. There are no shortcuts but there are places where you can focus your efforts and see them pay off. 1. Do whatever you can to get all of your residents to follow you. This should be your number one priority, otherwise, all the effort you put into building a consistent social media presence will not be worth it. Make sure your social media channels are linked everywhere, from your resident portal and your website to every email you send out. Also, have them posted in your main office or lobby and on bulletin boards. As an easy tip, get any new residents to follow you on Facebook or Instagram when they come to sign their lease agreement or drop off their move-in fees. You can even offer them small resident rewards for following you. Media Prescence — continued on page 30

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April General Membership Meeting Recap

echnology is becoming more accessible, more affordable, and more appealing to multifamily communities of all sizes and classes. For many independent rental owners, however, technology is something whose integration has likely been limited to primarily administrative functions, and not for onsite operations, as a marketing tool for their rental property, or as a resident amenity. The AAOC General Membership Meeting on April 20, 2021 took a step to bridge that gap by providing its members with a closer look at “Technology Trends in the Multifamily Space” and how they can make technology work for them, with a focus on online property marketing, leasing and fraud protection, security monitoring and access, and smart apartment conversions.

The program featured a panel of industry experts comprised of Martin Canchola (Apartment SEO), Jeanette Mendez (ADT Multifamily), Mira Malek (Arize Smart Apartments) and Gabe Jones (CheckPoint ID). The program started with Martin Canchola, from ApartmentSEO, who discussed internet marketing and search engine optimization, digital ads, social media marketing, and website and reputation builder services. These are all necessary assets for rental communities that are looking to stay competitive in an increasingly competitive multifamily market, and with prospective residents who are factoring in technological amenities in their apartment searches. The objective is to turn a prospective resident who is searching online to one who arrives at a community’s front

Gabe Jones (CheckPoint ID) provides some stunning statistics about fraud and synthetic identifications in the United States, and how it has been impacting rental communities.

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May 2021

door, ready to rent. Gabe Jones, from CheckPoint ID, then shifted gears to address fraud in the multifamily space. She pointed out there has been a 30 percent increase in fraudulent, synthetic identifications in the United States. CheckpointID has developed innovative software technology to verify, in real-time, the validity of IDs that are presented by prospective residents who are looking to complete a rental application or tour the property. Jones pointed out that this easy detection can occur on-site, using Ipads provided to team members, to determine the validity of the ID in an expedient manner. Mira Malek, from Arize Smart Apartments, shared her company’s complete and secure keyless access system, Meeting Recap — continued on page 30

Mira Malek (Arize Smart Apartments) answers a question about trends in resident use of technology in today’s apartments.

May 2021

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Meeting Recap — continued from 28 available for both staff and residents, which eliminates the need for key pulling and physical lockouts. Another keyless option that Arize offers is for self-guided tours, which has become especially helpful and beneficial during the pandemic. Prospective residents are given a one-time access code to enter a unit, thus eliminating the need for an owner or onsite staff member to personally accompany them. She also discussed other areas where Arize’s products are changing the ways multifamily communities operate. Jeanette Mendez, from ADT Multifamily, concluded the panel discussion with an overview of the property security features and services that ADT provides for multifamily communities, including a “smart” lock system, as well as an innovative in-home lighting system that can be accessed via Alexa or smart phone. This system can also be used to set a lighting schedule for vacant and model units. ADT also offers an online leak detection monitoring system, video doorbell system with two-way communication options, and its own keyless access system that

Media Prescence — continued from 26 Some apartment loyalty rewards programs even offer residents special tasks (like following your social media) in exchange for points that add up to prizes like gift cards, discounts on rent or waived fees. You can even run a small giveaway on your own for an Amazon gift card or another prize where all residents have to do to enter is follow you on social media to be entered.

Ain’t Broke — continued from 20 norm. Owners have probably worked a bit more with their tenants in cases of

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Jeanette Mendez (ADT Multifamily) shares information about the suite of technology-based products being offered by ADT for both rental housing providers and residents.

can be used for self-guided tours and other purposes. AAOC wishes to thank its General Membership Meeting sponsors — ADT Multifamily, Arize Smart Apartments, Kay Properties & Investments, and Livable. Your support of the association and its members, as well as this meeting, is greatly appreciated. Mark your calendars for the next AAOC General Membership Meeting, being held online on Tuesday, May 18th at 7 p.m. The topic of the meeting will be “Finding Relief for Your Property

U.S. Representative Young Kim (CA 39) discusses the federal COVID-19 eviction moratorium and rent relief programs, and solicits input from AAOC members on issues that she can bring forward on their behalf, in Washington, D.C.

Martin Canchola (Apartment SEO) offers tips on what multifamily communities and property owners can do to enhance their digital profile and remain competitive online.

Management Headaches.”

2. Run a ‘Page Likes’ Facebook ad each month. One of the types of ads Facebook offers is known as a “Page Likes” ad and it is solely geared toward increasing the number of likes on your Facebook page. However, it’s not just anyone; you can adjust the ad so that it is shown only to your target demographic. Having an ad like this consistently running each month is a great way to slowly grow your audience on Facebook. We also recommend this type of ad because it doesn’t require a significant budget, just $50 a month can generate

good growth. Obviously, there are tons of strategies you can implement to grow your presence on social media and we whole-heartedly advise you to start to explore them once you’ve set the foundation with your current residents. It’s all about them and once you show them that through your social media presence, your residents will be more likely to keep coming back — and even refer their friends.

non-payment, but operations were little changed over the past year. Did much of anything really need fixing? If you would like to chat with me

about any of this or want a free market analysis of your property, please email me at: ctk@morganskenderian.com.

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May 2021

About the Author: Ashley Tyndall is Chief Relationship Officer at Criterion.B.

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How to Control Costs as Utility Rates Rise

roperty owners nationwide should anticipate across-the-board utility increases in 2021, with some jurisdictions expected to see double-digit rate hikes. Yet there are proactive steps owners can take now to hedge against these additional expenses.

Why Rates Will Rise

According to a survey from the U.S. Energy Information Administration, the residential electricity price nationwide will increase 1.6 percent in 2021 and 1.5 percent in 2022, continuing an upward trend. Rates have gone up six out of the last eight years, according to the EIA. The EIA also shows that while commercial and industrial electricity use in 2020 was down by 12 percent and 9 percent, respectively, residential use was up 3 percent. Over the past decade, the country’s reliance on coal has decreased substantially while natural gas has played a larger and larger role in power generation. Unfortunately, natural gas prices are also expected to rise, with international markets willing to pay a higher rate for this U.S.-produced energy source. Domestic demand is also expected to increase, with those areas most impacted by climate change increasing their need for heating and cooling. In fact, cooling devices like fans and air conditioners comprise the largest percentage of residential energy use. The EIA predicts that the price of natural gas delivered to electricity generators will rise 44 percent in 2021,

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from an average of $2.40/MMBtu in 2020 to $3.46/MMBtu in 2021. This may result in a drop in natural gas use for the first time in years. The EIA expects the share of U.S. electric power generated with natural gas will average 36 percent in 2021 and 35 percent in 2022, which is down from 39 percent in 2020. The good news is that electricity generation from renewable energy sources may make up some of the difference. Renewables are predicted to rise from 20 percent of U.S. electricity generation in 2020 to 21 percent in 2021 and to 23 percent in 2022, according to the EIA. At the same time, the nuclear share of U.S. generation is expected to decline from 21 percent in 2020 to 20 percent in 2021 and 19 percent in 2022.

Taking Action

Looking at these upward trends can be overwhelming, especially when many property owners are still responsible for paying for their tenants’ usage. In order to combat these rising costs, some proactive property owners are considering ratio utility billing systems (RUBS) as an inexpensive and easy way to make tenants financially responsible for their usage and incentivize conservation. These software solutions do not require an onerous submetering system, and easily, legally and affordably allow owners to shed much of the expense of ever-rising utility costs. (Make sure to check with a lawyer about legality in your jurisdiction.) Although RUBS have many benefits, owners are often concerned about how

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May 2021

BY EMILY LANDES

to best institute the program in their buildings, especially given the need to be sensitive to tenants currently in economic crisis. It has never been more important to have a clear communication strategy that explains the goals of the program to residents and gets their buy-in to start conserving. The idea is to make residents aware of the costs of water, power and other precious natural resources and also provide some incentives to conserve. Additionally, clarification should be made that the program passes through the costs of the utilities actually used by residents. It is not a profit center for a landlord. Plus, owners can bill back as much— or as little — as they want to during these uncertain times. That could mean a temporary “goodwill deduction” for struggling residents. Even tenants who are charged a small percentage of the overall bill tend to lower their utility usage. In fact, simply being aware of how much tenants are using, even if they aren’t charged for any of it, can actually lower usage and point out problem areas for owners. It’s clear that many housing providers could be — and should be — taking a more significant step now to fight against rising rates in the future. About the Author: Emily Landes is the content director for Livable. For over a decade, Livable has been helping multifamily owners recover utility costs and increase the value of their investments through conservation. For more information, check out livable.com.

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May 2021

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Apartment News

Evolution and Adaptation for Leasing Agents Strategies to ensure success in a rapidly changing, tech-centric landscape.

oday’s leasing environment has been rapidly evolving at an eclipsing pace during the past few years as more technologies engaged throughout the prospect journey. The pandemic simply further accelerated the evolution. Industry leaders Jennifer Staciokas, Executive Managing Director of Western Wealth Communities; Guntram Weissenberger, President of The Westover Company; and Lucas Haldeman, Chief Executive Officer of SmartRent, joined Results Repeated Founder Ellen Thompson to examine the tech tools changing the leasing ecosystem and strategies to help leasing agents evolve and adapt during NAA’s APTvirtual session, “Is the Leasing Agent an Endangered Species?” “The leasing agent has become more professional,” Weissenberger said. “They are better trained and have become better at not just selling, but also managing and dealing with the customer.” This professional growth, according

to Weissenberger, started as things have been removed from the leasing agents’ desks, enabling them to concentrate on customer service. One such example —marketing, and more importantly, technology to optimize marketing and leasing practices.

Bots and Discovery Capture

Chatbots, designed to interpret text from a prospective resident, can respond to about 95% of questions, shared Thompson. The 24/7 accessibility of the technology enables it to capture and converse with prospective residents when they are ready. For instance, bots are capturing the 40% of contact forms coming into a leasing office after hours and the 55% of emails that are not responded to by the leasing agent. Voice bots are the natural progression to a chatbot, as they are able to engage over the phone. This technology has been vital, as data indicates that almost half of calls placed to leasing offices are missed, and 87% of prospec-

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(714) 245-9500 34

Apartment News

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May 2021

BY MARLENA DEFALCO

tive residents do not leave a voicemail. Voice bots are capturing the leads you don’t even know you are missing.

Access Control and Self-Guided Tours

As the industry continues to create a frictionless leasing process through technology like bots, it is important to offer that ease through the tour process as well. Enter the self-guided tour — again a technology and service that was gaining momentum before the pandemic that found itself as the central technology to carry leasing through the tough months of shutdowns. Access control became a focal point of implementing self-guided tour options. “You can have the greatest app in the world and with the whizzbang maps and real-time location and availability but if you can’t get someone in the front door, and the unit door, it’s all for naught,” Haldeman said. “We need to modernize our access control systems.” Implementing access control into new developments is easy, but it can prove expensive for retrofits. Operators should consider solutions where they don’t have to do every door but enable a path to get a prospective resident into the front door, amenity spaces and into the unit. Furthermore, according to Haldeman, there is simply a segment of the renter population that just doesn’t plan. While online scheduling and online lead nurturing may work for Evolution — continued on page 38

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Apartment News

Get Ready to Comply with California’s Balcony Inspection Bill (SB 721)

he primary purpose of the The Structural Pest Control Act, California Business & Professions Code and The Uniform Building Code is to work in conjunction within one another to protect the consumer. Over the past several years, public accesses, high traffic areas, entry staircases, walkways and balconies in multifamily communities have collapsed from water intrusion, termites, fungus, and dry rot structural damage, also known as Wood Destroying Pests & Organisms, which has resulted in numerous injuries and even deaths. In 2015, after a residential balcony collapsed in Berkeley, California, killing six people and injuring seven others, state lawmakers stepped in to address the situation. SB 721 was introduced and passed by the State Legislature and signed into law by the governor in 2018. The law requires the physical inspection of residential buildings’ elevated elements over six feet in height

with three units or more. As clearly stated in leading HOA law firm Adams Stirling’s January 31, 2021 newsletter, “If the Owner or Management fails or refuses to comply with the SB 721 Law, and someone is injured or killed from Wood Destroying Pests & Organisms structural damage, compensatory and punitive damages imposed by a jury could be significant. This may not be covered by insurance. In a worst-case scenario, owners or management could find themselves personally liable for damages, not to mention jail time.” Angelo Termite & Construction is certified by the Community Association Managers International Certification Board (CAMICB) under “Consumer Protection” to instruct on “Senate Bill 721” to owners and managers. The company also provides instruction to rental housing providers and was pleased to present an informational webinar last month to members of the

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Apartment News

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May 2021

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Apartment Association of Orange County. Its goal is to be diligent and pro-active in protecting the interest of the consumer and to help rental housing providers avoid future litigation by knowing the condition of their apartment buildings. Angelo Termite & Construction is a licensed Structural Pest Control Operator and General Contractor that has served rental communities since 1976. It is professionally licensed and insured to identify Wood Destroying Pests & Organisms which create structural damage and hazardous conditions and to provide the proper recommendations and repairs to the consumer. It is presently offering AAOC members a courtesy walk-through visual inspection of their rental property, to help identify the areas that will require the formal physical inspection as part of the SB 721 compliance process. Again, this walk-through inspection is not intended to fulfill the SB 721 inspection requirements. Its purpose is to be proactive and protect property owners and management, as well as the consumer, at the present time, and to provide education and help owners and management make informed decisions. To request a courtesy walk-through inspection of your rental property by Angelo Termite & Construction, simply complete the inspection request form on the opposite page and submit it to info@angelotermite.com, or visit https://angelotermite.com/apartmentwalk-through-request.

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Apartment News

Evolution Recap — continued from 34 some, it doesn’t work for all. Operators need to be flexible to meet those needs as well. QR codes have seen a resurgence throughout the pandemic, including at the property level. The seemingly simple technology enables someone to take an unscheduled tour. SmartRent data indicates that more than 35% of tours conducted through its self-guided tour technology are done as tour now options. “Though they may not be as high quality of traffic as someone who was nurtured through traditional methods, it’s another reason to offer self-guided tours,” Haldeman said. “Some of those tours are going to convert, and it wasn’t a waste of leasing staff time.” Staciokas echoed Haldeman’s sentiments that owner/operators don’t have to budget to do full smart home access, but they do want the ability to offer self-guided tours. “Certain providers are

Apartment News

showing up to a 70% conversion rate for prospects doing self-tours,” she said. “Within the first month of implementation, three leases were signed by prospects who self-toured. So, the payback on these types of technologies is there.”

People Still Need People

Renting a home is still a very personal process and residents crave that personal connection. The technology in and of itself may seem like it is a game-changer for leasing processes, but the reality is that there are practical limitations to some technologies, remarked Weissenberger. They are not created to do everything and they shouldn’t. Staciokas shared that technology platforms should not only integrate and track communications but trigger action for onsite teams to know how and when to follow up. They can nurture those leads by establishing that personal connection. Humans can just do things better.

www.aaoc.com

May 2021

Chatbots and voice bots can only answer the questions they were programmed to answer. Some prospects want to talk through things like what it’s going to be like living at the community, or in a certain building. “It’s very important to them to get that human touch,” said Weissenberger. Leasing agents will need new skills and training to survive, he added. “Hiring for personality and customer service mentality will matter more than ever. Training will evolve to develop higher level people. Technical and problem-solving skills and measurable goals will shift, but in a good way to motivate individuals and achieve optimal financial performance.” About the Author: Marlena DeFalco is an Account Director for LinnellTaylor Marketing.

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May 2021

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Apartment News

Presents

LUNCHTIME LEARNING

with Laura Lemansky

Re-Imagining the Resident-Centric Multifamily Industry Amenities are an increasingly important consideration for prospective residents who are shopping apartment communities, as well as for current residents who are considering their options. Do amenities really pay off for rental property owners or operators in the long run? If so, which ones offer the greatest ROI? Join us for an informative and interactive discussion on multifamily amenity trends, how things have changed in the industry, and what we anticipate will be important for owners and operators in the future. Discussion topics will include: • Emerging trends post-COVID

Hosted By:

Guest Panelist:

Laura Lemansky Sales Influencer Regional VP, Sales — West Rentgrata

Apartment News

• Innovative amenities

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Date: Time: Location: Cost:

Naomi Bailey Regional Sales Director Parcel Pending

May 2021

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Livable is pleased to present an informational webinar for AAOC members on how you can implement a Ratio Utility Billing System (RUBS) for your rental property.

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AAOC offers ongoing Educational Opportunities? Visit www.AAOC.com or call 714-245-9500 for more details!

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May 2021

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Apartment News

The Benefits of AAOC Membership Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property. Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs. As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including: – Free consultation from our trained membership counselors – Up-to-date rental and legal forms – Thorough resident screening services – Legislative representation aimed at protecting your investment and defending your property rights, both at the state and local levels

Apartment News

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May 2021

– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more – Informative monthly membership meetings covering a variety of topics throughout the year – The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News

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Featuring

Product & Service Council Members

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Our mission is to improve property owners’, residents’ and investors’ lives by delivering operational, management and brokerage services. We will help you save time, money and energy while ensuring your financial success. Our services are very handheld and we have attention to detail to ensure tenants will enjoy their apartment when leasing with us. We view our role in relationships over tasks, with a mindset centered on:

building material and enabling us to complete jobs faster, with less

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May 2021

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PRODUCT & SERVICE COUNCIL’S

Service Provider Directory (Please see Product & Service Council Contact Index for contact information) All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.

Access Control Solutions

Attorneys

Cleaning Service

A.S. Wise, Inc. The Flying Locksmiths

Duringer Law Group, PLC Fisher & Phillips Kimball, Tirey & St. John LLP Company Newmeyer & Dillion, LLP ReassureRent Schiff & Shelton David S. Schonfeld, A Professional Law Corp. Wesierski & Zurek, LLP

Titanium Restoration Services Company

Accounting Software Yardi Systems Inc.

Answering Service Anyone Home

Apartment Market Research Data ALN Data Apartment SEO CBRE Multifamily SoCal – Dan Blackwell & Team Yardi Systems Inc.

Coin-Operated Laundry Equipment ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. L and D Appliance Corp. National Service Company R&B Wholesale Distributors, Inc. WASH Multi Family Laundry Systems

Bath Restoration or Renovations

Collections

apartments.com RentPath

Baldwin Construction Buffalo Maintenance, Inc. California Bath Restoration FSI Construction HandyCrew Services, Inc. OC Professional Maintenance Team Titanium Restoration Services Company

Apartment/Student Housing

Boiler Systems

ARIZE Kairos Investment Management Company LaundryUp RokitNow Titanium Restoration Services Company Vesync

DCM Services, Inc ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Spicer Mechanical Water Heater Man, Inc.

Appliances Sales, Service & Leasing

Optim Real Estate Services Company PAS Purchasing Solutions

Apartment Rental Publications & Services

ACE Commercial Laundry Equipment, Inc. Consolidated Appliance Rentals Expressions Home Gallery L and D Appliance Corp. National Service Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.

Asphalt Sales & Service GuardTop, LLC Oliver Mahon Asphalt Rose Paving LLC

Buying Group

Duringer Law Group, PLC David S. Schonfeld, Attorney at Law Kimball, Tirey & St. John LLP Company

Communications Cox Communications ICF for SoCalGas Multifamily Energy Efficiency Rebates TouchPoint

Concrete Maintenance & Repair AMS Construction Buffalo Maintenance, Inc. OC Concrete LLC Rose Paving LLC Oliver Mahon Asphalt

PSC Service Provider Directory — continued on page 48

Cabinets/Refinishing Andersen Cabinets Buffalo Maintenance, Inc. S M Painting Corp. The Door & Window Company

Carpentry AMS Construction Buffalo Maintenance, Inc. Buildian Construction Services, Inc.

Carpet Sales & Service Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.

May 2021

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Apartment News

PSC Service Provider Directory

Draperies/Blinds/Window Coverings

General Contractor

Construction

Apex Window Décor Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.

Energy Management

Angelo Termite and Construction Baldwin Construction BluSky Restoration Contractors, LLC Buffalo Maintenance, Inc. Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting FSI Construction HandyCrew Services, Inc. HOMEE, Inc. OC Concrete LLC OC Professional Maintenance Team PRC Restoration S M Painting Corp.

Yardi Systems Inc.

Handyman

Environmental Consulting & Training

Buffalo Maintenance, Inc. HandyCrew Services, Inc. HOMEE, Inc. OC Professional Maintenance Team S M Painting Corp.

continued from page 47

AMS Construction Angelo Termite and Construction Baldwin Construction Buffalo Maintenance, Inc. Buildian Construction Services, Inc. FSI Construction GuardTop, LLC HandyCrew Services, Inc. Ingersoll Rand KD Electric Company McCormack Roofing Weatherproofing & Construction Newport Exterminating OC Concrete LLC OC Professional Maintenance Team Optimum Seismic, Inc. Rose Paving LLC

Consulting

Drug & Alcohol Testing TAG / AMS, Inc.

Electrical HOMEE, Inc. KD Electric Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.

American Environmental Specialists, Inc. Mesa Artificial Turf/Garage Doors

Environmental Services

ICF for SoCalGas Multifamily Energy Efficiency Rebates Investment Capital Real Estate Optim Real Estate Services Company

Alliance Environment Group/Airtek Indoor Air Solution American Environmental Specialists, Inc. Pacific Environnemental & Abatement Solutions, Inc. Strategic Sanitation Services

Content Restoration

Estate Planning

AMS Construction

Kimball, Tirey & St. John LLP Company

Countertops

Evictions

Buffalo Maintenance, Inc. California Bath Restoration

ReassureRent

Deck Coatings, Magnesite Repairs, Waterproofing AMS Construction Buffalo Maintenance, Inc. McCarthy Roofing WICR Waterproofing & Decking

Fencing & Gates Buffalo Maintenance, Inc.

Fire Safety Black Bird Fire Protection, Inc.

Fire & Flood Restoration

Drain Cleaning

BluSky Restoration Contractors, LLC Commercial Restoration Company PRC Restoration Restoration Management Company

California Rooter & Plumbing LA Hydro-Jet & Rooter Service, Inc. Total Rooter & Plumbing

Fitness Equipment Opti-Fit Fitness Solutions

Flooring Urban Surfaces

AIR CONDITIONING & HEATING

Garage Doors Mesa Artificial Turf/Garage Doors

Heating & Air Conditioning Expressions Home Gallery HandyCrew Services, Inc. Ingersoll Rand L and D Appliance Corp. OC Professional Maintenance Team R&B Wholesale Distributors, Inc. Spicer Mechanical

Insurance Brian Berg Insurance Services, Inc. Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Farmer’s Insurance — Theresa Simes Agency Insurent ISU — The Olson Duncan Agency NFP Property & Casualty ReassureRent Rey Insurance Services, Inc.

Internet Services Apartment SEO apartments.com Cox Communications RentPath

Investments Kay Properties & Investments Company Morgan Skenderian Investment Real Estate Group Company

Janitorial Strategic Sanitation Services

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Apartment News

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May 2021

Landscapes/Hardscapes

Maintenance, Repairs, Products

Outdoor Furniture & Refinishing

BrightView Landscape Services, Inc.

Buffalo Maintenance, Inc. Evolution Building Efficiency FSI Construction GuardTop, LLC HandyCrew Services, Inc. HOMEE, Inc. ICF for SoCalGas Multifamily Energy Efficiency Rebates Ingersoll Rand KD Electric Company OC Professional Maintenance Team WICR Waterproofing & Decking

Bassett Outdoor Contract Patio Guys

Lead Removal Pacific Environnemental & Abatement Solutions, Inc.

Lending Institutions Alfa Investments & Loans CBRE Multifamily SoCal – Dan Blackwell & Team Chase Multifamily Lending Citizens Business Bank Pacific Premier Bank Redwood Mortgage The Bank of Southern California

Marketing

Behr Paint Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting HandyCrew Services, Inc. OC Professional Maintenance Team R&B Wholesale Distributors, Inc. S M Painting Corp. West Coast Drywall & Paint

Pest Control

Lighting

Zumper

KD Electric Company

Mold Remediation

Magnesite Repairs

American Environmental Specialists, Inc.

Buffalo Maintenance, Inc.

Multi-Family Advisory Services

Mailboxes

CheckpointID Optim Real Estate Services Company

Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.

Paint Sales & Service

Access Exterminator Service, Inc. Angelo Termite and Construction Bugs Away Exterminators Lloyd Pest Control Newport Exterminating The Bee Man

Pet Waste

Odor Removal

Community Pet Solutions

Strategic Sanitation Services

PSC Service Provider Directory — continued on page 50

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May 2021

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Apartment News

PSC Service Provider Directory continued from page 49

Plumbing, Contractors & Supplies California Rooter & Plumbing EZ Drain & Plumbing HOMEE, Inc. ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Orco Apartment Supply, Inc. Orange Coast Plumbing, Inc. R&B Wholesale Distributors, Inc. Total Rooter & Plumbing

Private Investigations FPK Security, Inc.

Property Management 3M1S Home John Nguyen 4100 Birch St, Suite 100 Newport Beach, CA 92660 (800) 835-1376 john@3m1s-home.com AIM Properties Allen Properties API Property Management Consensys Property Management Company DM Smithco Dunlap Property Group JLE Property Management L’Abri Management, Inc. LoCali Management Group The Management Works Optim Real Estate Services Company Prestige Property Management ProActive Realty Investments Reynolds Realty Advisors Roberts Management & Investments Satellite Management Company South Coast Real Estate & Property Management Sullivan Property Management SVN / Vanguard — Cameron Irons WIRE Associates

Property Management Software ARIZE Anyone Home Appfolio, Inc. Luminous Rentler RokitNow Vesync Yardi Systems Inc.

Property Management Staffing & Training Approved Real Estate NPM Staffing an InterSolutions Company The Liberty Group

Apartment News

Rain Gutters

Staffing Service

Argos Homes Systems McCarthy Roofing

Approved Real Estate

Real Estate/Investments

AMS Construction

Alfa Investments & Loans CBRE Multifamily SoCal – Dan Blackwell & Team DM Smithco Gorman & Associates Investment Capital Real Estate Kairos Investment Management Company Kay Properties & Investments Company Marcus & Millichap Morgan Skenderian Investment Real Estate Group Company Pacific Premier Bank Prestige Property Management ProActive Realty Investments Realtors Commercial Alliance of Orange County (RCAOC) SVN / Vanguard — Cameron Irons WIRE Associates

Real Estate Broker CBRE Multifamily SoCal – Dan Blackwell & Team KW Commercial Morgan Skenderian Investment Real Estate Group Company Optim Real Estate Services Company

Reconstruction AMS Construction Baldwin Construction Commercial Restoration Company EmpireWorks Reconstruction and Painting FSI Construction WICR Waterproofing & Decking

Surface Restoration Sustainability/Green Energy NextLevel Optima

Telecommunications Cox Communications

Towing Dedicated Transportation Services TO’ and MO’ Towing

Trash Services Strategic Sanitation Services Valet Living

Utilities & Sub Metering Conservice ICF for SoCalGas Multifamily Energy Efficiency Rebates Livable Southern California Regional Energy Network Company

Video Commercials NPM Staffing an InterSolutions Company

Video Surveillance Assure by Remote Ally

Water Heaters

Strategic Sanitation Services

California Rooter & Plumbing DCM Services, Inc ICF for SoCalGas Multifamily Energy Efficiency Rebates Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc. Total Rooter & Plumbing Water Heater Man, Inc.

Resident Screening

Waterproofing

Rentler Yardi Systems Inc.

AMS Construction McCormack Roofing Weatherproofing & Construction S M Painting Corp. WICR Waterproofing & Decking

Recycling

Roofing AMS Construction Buildian Construction Services, Inc. Guardian Roofs by Sudduth Construction Inc. McCarthy Roofing McCormack Roofing Weatherproofing & Construction Royal Roofing.com (RWS&P, Inc.)

Water Removal ATI

Website Development/Online Advertising Apartment SEO

Security Services/Patrol Services

Windows & Doors

ADT Multifamily ARIZE California Safety Agency FPK Security, Inc. The Flying Locksmiths USGI — Upland Group Vesync

Mesa Artificial Turf/Garage Doors Milgard Windows & Doors Moore Replacements The Door & Window Company The Flying Locksmiths

www.aaoc.com

May 2021

PRODUCT & SERVICE COUNCIL’S Service Provider Directory

Contact Index

(Please see Product & Service Council Service Provider Directory for Listings of Services) All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. 3M1S Home John Nguyen 4100 Birch St, Suite 100 Newport Beach, CA 92660 (800) 835-1376 john@3m1s-home.com A.S. Wise, Inc. Jean Sabga 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 jsabga@aswise.net — www.aswise.net Access Exterminator Service, Inc. Roger Sonnenfeld 2244 N. Pacific St. Orange, CA 92865 (714) 630-6310 roger@accessext.com — www.accessext.com

ACE Commercial Laundry Equipment, Inc. Multi-Housing Division 14404 Hoover Street Westminster, CA 92683 (714) 897-4342 acelaundry@gmail.com — www.acelaundry.com

Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 66 for the location of our ad.

ADT Multifamily Christopher Martin 4161 E. La Palma Ave. Anaheim, CA 92807 (714) 858-1344 cnmartin@adt.com

Property Management Services/Investments.

We provide home automation, security systems, keyless door locks & smart thermostats.

See the Advertisers Index on Page 66 for the location of our ad.

All Valley Washer Service Inc. John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com Allen Properties Frank Allen/Paul Allen/Jessica Siderius 1 Orchard Road, Suite #230 Lake Forest, CA 92630 (949) 768-6850 frank@allenproperties.net — www.allenproperties.net

AIM Properties Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344 don@aimproperties.net — www.aimproperties.net

Alliance Environment Group/Airtek Indoor Air Solution 900 W. 10th St. Azusa, CA 91702 Ph: (626)663-3500 billwood@alliance-enviro.com

PSC Contact Index — continued on page 52

Coin-Operated WASHERS/DRYERS

Generous Lease Commissions and Free Machines for Your Apartment Laundry Rooms Serving California Since 1956

We Offer to You: • Commission Plans • Lease Plans • Purchase Plans • Apartments • Condominiums • Any Type of Location

NATIONAL SERVICE 845 N. Commerce St. Orange, CA

1-800-473-8812 • 714-633-1811 www.apartmentlaundry.com

May 2021

www.aaoc.com

Apartment News

PSC Contact Index — continued from page 51

ALN Data Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218 Samantha@alndata.com — www.alndata.com

Angelo Termite and Construction Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809 info@angelotermite.com

Apex Window Décor Deepa Gorajia 1132 E. Katella Ave, Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com — www.apexwindowdecor.com

Anyone Home Jaime Conde 25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919 lightson@anyonehome.com

Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536 mindy.sorenson@appfolio.com

See the Advertisers Index on Page 66 for the location of our ad.

Apartment data and market research.

Alfa Investments & Loans Eddie Luna 19 W 3rd St Santa Ana, CA 92701 (714) 981-7177 info@alfalending.com American Environmental Specialists, Inc. Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com

Engagement and automation tools through Contact Center and CRM software.

Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 66 for the location of our ad.

AMS Construction 1159 Iowa Ave., Ste. K Riverside, CA 92507 (833) 267-7663 info@amsroofingconstruction.com

API Property Management Margie Tabrizi 1400 Bristol St. N Ste-245-A Newport Beach, CA 92660 (714) 505-5200 margie@apipropertymanagement.com Apartment SEO Ronn Ruiz 100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — apartmentseo.com

Advertising firm specializing in Websites, Search & Social Media Marketing.

apartments.com Renee England 18201 Von Karman Ave., Suite 550 Irvine, CA 92612 (714) 313-7621 rengland@apartments.com

See the Advertisers Index on Page 66 for the location of our ad.

Andersen Cabinets Brian Wang 1250 Philadelphia Street Pomona, CA 91766 (909) 895-8818 brian@andersencabinets.com — www.andersencabinets.com

See the Advertisers Index on Page 66 for the location of our ad.

Approved Real Estate

Jim Forde 4010 Barranca Pkwy, Suite 100 Irvine, CA 92604 (714) 875-0979 jim@approvedrealestateacademy.com

Argos Homes Systems Mr. James Van Dyke 11542 Knott St., Suite B-5 Garden Grove, CA 92641 (714) 894-9534 argosjvandyke@hughes.net

Seamless aluminum rain gutters, fabric awnings, mirrored wardrobe closets. See the Advertisers Index on Page 66 for the location of our ad.

ARIZE Chao Wang 1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050 Chao.Wang@ArizeHub.com

#1 nationwide provider of information and advertising services.

APARTMENT OWNERS, LANDLORDS, INCOME PROPERTY OWNERS      

Employment Practices Liability Business Income Coverage Cyber Liability & Data Breach Business Crimes Insurance Guaranteed Replacement Cost Worker’s Compensation Insurance

     

Liability Insurance Property Insurance Umbrella Policies Equipment Breakdown Ordinance or Law Backup of Sewers & Drains

Specializing in Multi-family, Affordable Housing & Home Owner Associations

Terri Simes Premier Income Property Insurance Serving all of California & Arizona CA License #0647512 Tsimes@farmersagent.com www.farmers.com/tsimes

501 N. Golden Circle Drive, Suite #208, Santa Ana, CA 92705

Call 714-966-3000 today! Smart choices last a lifetime. 52

Apartment News

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May 2021

Assure by Remote Ally Eddie Conlon 4431 Corporate Center Drive, Suite 121 Los Alamitos, CA 90720 (866) 439-0318 conlon@remoteally.com ATI 3360 La Palma Anaheim, CA 92806 (714) 412-0828 Kristen.attardo@ATIrestoration.com Baldwin Construction Stephanie Harrison 464 Cataract Avenue, Suite A San Dimas, CA 91773 (909) 592-2292 sharrison@baldwincontrusction.net Bassett Outdoor Contract Jonathan Bennett PO Box 1280 Haleyville, AL 35565 (205) 486-5102 jlbennett@bassettoutdoorcontract.com Behr Paint Lori Flores 1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132 lorflores@behrpaint.com — www.behr.com Black Bird Fire Protection, Inc. 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com

BluSky Restoration Contract, LLC Jose Linares 1183 Warner Ave Tustin, CA 92780 (562) 528-8000 jose.linares@goblusky.com Brian Berg Insurance Services, Inc. Brian Berg 23101 Lake Center Drive, Suite 335 Lake Forest, CA 92630 (888) 791-7069 dyana@bbisinc.com — www.bbisinc.com BrightView Landscape Services, Inc. Kristina Schafer 1960 S Yale St. Santa Ana, CA 92704 (949) 438- 8528 Kristina.SChafer@brightview.com Buffalo Maintenance, Inc. Mr. Frank Alvarez 206 N. State College Blvd. Anaheim, CA 92806 (714) 956-8371 www.buffalomaintenance.com

California Bath Restoration Carly Camacho 1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779 ccamacho@calbath.com

Complete kitchen and bath restoration and refinishing company.

California Rooter & Plumbing Mr. Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202

Plumbing and drain cleaning services. See the Advertisers Index on Page 66 for the location of our ad.

See the Advertisers Index on Page 66 for the location of our ad.

Bugs Away Exterminators Craig Butler 210 E. Ellsworth Ave Anaheim, CA 92805 (714)290-1850 cbutler.bugsaway@gmail.com — www.bugsawayexterminators.com Commercial and residential pest control.

Buildian Construction Services, Inc. 621 South B Street, Suite B Tustin, CA 92780 (866) 504-0397 mark@buildianconstruction.com

May 2021

California Safety Agency Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — www.csapatrol.com CBRE Multifamily SoCal – Dan Blackwell & Team Daniel Blackwell 3501 Jamboree Road, Suite 100 Newport Beach, CA 92660 (949) 307-8319 dan.blackwell@cbre.com — www.cbre.com/invocmultifamily

Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 66 for the location of our ad.

Chase Multifamily Lending 3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl

PSC Contact Index — continued on page 54

www.aaoc.com

Apartment News

PSC Contact Index — continued from page 53

CheckpointID Gabe Jones 4100 Midway Road, Suite 1165 Carrolton, TX 75007 (757) 618-3918 emily@checkpointid.com Citizens Business Bank Michael Duran 2650 E. Imperial Highway Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — www.cbbank.com

Business Banking, Apartment Loans/Commercial Loans.

Commercial Restoration Company Jeff Mandell 9541 W. Ball Road Anaheim, CA 92804 (858) 922-3219 j.mandell@crcmail.com Community Pet Solutions 5609 Seashore Drive Newport Beach, CA 92701 (949) 288-0080 jed@communitypetsolutions.com Consensys Property Management Company Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400 laureld@consensyspm.com — www.consensyspm.com

Conservice Matt Gordon 750 S. Gateway Dr. River Heights, UT 84321 (866) 947-7379 communications@conservice.com Consolidated Appliance Rentals Taylor Terheggen 620 W. 135th Street Gardena, CA 90248 (310) 804-8774 taylort@apprents.com — www.apprents.com CoreLogic Lakiska Finger PO Box 9226 Coppell, TX 75019-9254 (510) 285-3983 lfinger@corelogic.com — www.corelogic.com

We are the leading screening and risk management provider for the multifamily industry.

,INC Lic. #C36-1069122

Bonded & Insured / Serving all of orange county

Cox Communications Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163 alicia.gray@cox.com David S. Schonfeld, A Professional Law Corp. 801 E. Chapman Ave. Fullerton, CA 92831 (714) 871-9004 david@evictionlaw.com — www.evictionlaw.com

Specializing in residential and commercial evicitons with flat rates and prompt, professional service.

DCM Services, Inc David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103 dcmservices400@gmail.com

See the Advertisers Index on Page 66 for the location of our ad.

714-715-3315

Deans & Homer, Renter’s Insurance Debbie Halverson 110 E. Wilson Ave., Suite 102 Fullerton, CA 92832 (800) 345-2054 debbieh@deanshomer.com — www.InsureYourStuff.com Dedicated Transportation Services Richard Rodrigues 13700 Harbor Blvd., Suite B Garden Grove, CA 92843 (714) 371-3034 richthetowguy@yahoo.com www.dedicatedtransportationservices.com Dick Wardlow Insurance Brokers Matt Wardlow 233 High Street Moorpark, CA 93021 (805) 553-0505 x 320 mattw@wardlowinsurance.com — www.wardlowinsurance.com Insurance brokers specializing in apartments and commercial property. DM Smithco Duane Van Handel 1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147v456-9983 dvh@dmsmithco.com Dunlap Property Group Paul Dunlap 801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111 pdunlap@dpgre.com — www.dpgre.com Duringer Law Group, PLC Mr. Stephen C. Duringer, Esq. 181 S. Old Springs Road, 2nd Floor Anaheim Hills, CA 92809 (714) 279-1100, (800) 829-6994 toll free Specializes in landlord/tenant law, debt collection, eviction.

Apartment News

www.aaoc.com

May 2021

EmpireWorks Reconstruction and Painting Chet Oshiro 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com Expressions Home Gallery Sherri Galusha 17138 Von Karman Ave Irvine, CA 92614 (949) 271-2085 srgalusha@morsco.com Major appliances for apartments.

EZ Drain & Plumbing Stacie Fluhrer 6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699 ezdrainandplumbing@gmail.com Farmer’s Insurance — Theresa Simes Agency Terri Simes 17155 Newhope Street #F Fountain Valley, CA 92708 (714) 966-3000 tsimes@farmersagent.com — www.farmersagent.com/tsimes

HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com HOMEE, Inc. Lisa Wagner 1413 .S Howard Ave, Suite 220 Tampa, FL 33606 (310) 780-2503 lisa@homee.com

ICF for SoCalGas Multifamily Energy Efficiency Rebates Leslie Diaz-Villavicencio 555 W. 5th Street, Suite 3100 Los Angeles, CA 90013 (213) 312-1716 multifamilyrebates@icf.com Ingersoll Rand Jesse Estrada 11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com

PSC Contact Index — continued on page 56

9350 Narnia Drive Riverside, CA 92503

Insurance for apartments, business, auto, home, life, etc. See the Advertisers Index on Page 66 for the location of our ad.

Fisher & Phillips 2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424 cbaran@laborlawyers.com FPK Security, Inc. Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com FSI Construction Tony Whitaker 5728 Teague Road Houston, TX 77041 (562) 243-6711 tony@fsiconstruction.com — www.fsiconstruction.com Go-Staff, Inc. Scott Crumrine 8798 Complex Drive San Diego, CA 92123 (858) 292-8562 Scott@go-staff.com — www.go-staff.com Gorman & Associates Sonya Loera PO Box 325 Brea, CA 92822 (714) 255-9998 info@wrgorman.com

LIC #975880

Imperial Roof Management, Inc, a Residential, Commercial/HOA, and Apartments roof & rain gutter maintenance business has been providing services to all of Southern California. We specialize in management properties to assist property managers and building owners in ensuring their roof & gutter system maintenance are up to date. We offer roof preventive maintenance, roof leak repairs, seamless 5” and 6” rain gutter installations, repairs, and cleanings. Call us today!

See the Advertisers Index on Page 66 for the location of our ad.

GuardTop, LLC Jeff Luzar 32834 Pacific Coast Hwy, Suite 210 Dana Point, CA 92629 (949) 218-4319 info@guardtop.com Guardian Roofs by Sudduth Construction Inc. Helen Tredo 1010 N. Batavia St., Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com — www.guardianroofs.com Roofing systems for residential and commercial property for over 30 years. See the Advertisers Index on Page 66 for the location of our ad.

HandyCrew Services, Inc. Nir Bezalel 1400 Jefferson St., Suite E Anaheim, CA 92807 (714) 509-5045 nir@ochandycrew.com — www.ochandycrew.com

(951) 509-9321 or (888) 642-3070 service@imperialroofmanagement.com

www.imperialroofmanagement.com May 2021

www.aaoc.com

Apartment News

PSC Contact Index — continued from page 55

Insurent Rob McKenny 122 East 42nd Street, Suite 3600 New York, NY 10168 (646) 843-1713 cschoenau@insurent.com Investment Capital Real Estate Ignacio Diaz, Jr. 1 Park Plaza, Suite 600 Irvine, CA 92614 (949) 201-8817 id@investmentcapitalre.com — www.investmentcapitalre.com Specializing in the purchase, sale and 1031 exchange of apartment buildings.

Ironwood Plumbing, Inc. Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575 carl@ironwoodplumbing.com — www.ironwoodplumbing.com ISU — The Olson Duncan Agency Jim Kinmartin 25550 Hawthorne Blvd #203 Torrance, CA 90505 (310) 373-6441 jim@olsonduncan.com — www.olsonduncan.com Independent insurance brokerage representing commercial building owners and operators.

JLE Property Management Denise Arredondo 202 E Broadway Anaheim, CA 92805 (714) 778-0480 www.jle1.com — denise@jle1.com

Kairos Investment Management Company Jon Needell 30242 Esperanza Rancho Santa Margarita, CA 92688 (949) 709-8888 jneedell@kimc.com — www.kimc.com Kay Properties & Investments Company Patricia Aballe 21515 Hawthorne Blvd, 360 Torrance, CA 90503 (855) 899-4597 info@kpi1031.com KD Electric Company Derrick Laughlin 17071 E. Imperial Hwy., Suite A6 Yorba Linda, CA 92886 (714) 223-2700 derrick@kdelectric.com — www.kdelectric.com

Electrical wiring & installation for remodels, tenant improvements, new constructions & additions.

Kimball, Tirey & St. John LLP Company Deborah Biggs 2040 Main St., Suite 500 Irvine, CA 92614 (800) 564-6611 deborah.biggs@kts-law.com KW Commercial Randy Combs 4010 Barranca Parkway, Ste 100 Irvine, CA 92604 (714) 658-3263 randycombs@kw.com

Apartment News

Full service property management provider for 16+ units.

LA Hydro-Jet & Rooter Service, Inc. Mrs. Lorrie Baldwin 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 lbaldwin@lahydrojet.com LaundryUp Howard Lee 1070 N. State College Blvd. Anaheim, CA 92806 (714) 533-7835 hmlee_vp@yahoo.com — www.laundryup.com Livable Daniel Sharabi PO Box 475852 San Francisco, CA 94147 (877) 789-6027 comesave@livable.com — www.livable.com

See the Advertisers Index on Page 66 for the location of our ad.

PSC Contact Index — continued on page 58

See the Advertisers Index on Page 66 for the location of our ad.

L and D Appliance Corp. Henry Hsu 11969 Telegraph Rd. Santa Fe Springs, CA 90670 (562) 946-1105 henryh@lndappl.com — www.lndappl.com L’Abri Management, Inc. 8141 E. Second Street, Suite 300 Downey, CA 90241 (714) 826-9972 www.labri-inc.com

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May 2021

NEW Stain Resistant Carpet

sq. ft.

Includes New Pad and Installation

Strong Durable Plush Carpet

sq. ft.

Includes New Pad and Installation

Vinyl Planks from

(material only) sq. ft.

Laminate Flooring from

80 (material only)

sq. ft.

Many Other Selections for Residential and Commercial Carpet at the Same Low Price

Years in Orange County! • Carpet • Vinyl • Tile

• Laminate and Wood • Luxury Vinyl Planks and Tiles

An Excellent Service Record with Many Satisfied Customers

(714) 282-0174 731 W. Taft Avenue Orange, California 92865

Mon. – Fri. 9:00 A.M. to 5:00 P.M. Closed Saturday & Sunday LICENSE #1014622

May 2021

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Apartment News

PSC Contact Index —

Mesa Artificial Turf/Garage Doors David Vento 4915 E Hunter Ave Anaheim, CA 92807 (714) 598-1996, Ext: 2232 dvento@mesagaragedoors.com Milgard Windows & Doors Mike Mills 26879 Diaz Road Temecula, CA 92590 (951) 536-0275 mikemills@milgard.com — milgard.com

continued from page 56

Lloyd Pest Control David Hinrichs 1331 Morena Blvd, #300 San Diego, CA 92110 (619) 843-6369 david.hinrichs@lloydpest.com LoCali Management Group Nathan Poth 6789 Quail Hill Pkwy, Ste 625 Irvine, CA 92603 (714) 747-9074 Nathan@livinglocali.com — www.livinglocali.com

National Service Company Ms. Mary Ann Dillard 845 N Commerce St Orange, CA 92867 (714) 633-1811 mdnational@yahoo.com — www.apartmentlaundry.com

See the Advertisers Index on Page 66 for the location of our ad.

Manufacturer, aluminum/vinyl/fiberglass replacement/new construction windows and doors

Moore Replacements Mike Moore 1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626 (714) 963-0505 mike@moorereplacements.com Morgan Skenderian Investment Real Estate Group Company 4590 Mac Arthur Blvd., Suite 260 Newport Beach, CA 92660 (949) 251.8800 md@morganskenderian.com Multi Team Services Teresa Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 727-6348 teresa@multiteam.net

Boutique style property management.

Marcus & Millichap Jon Giannola 19800 MacArthur Blvd Ste 150 Irvine, CA 92612 (949) 419-3200 jgiannola@marcusmillichap.com

See the Advertisers Index on Page 66 for the location of our ad.

McCarthy Roofing Aaron Martin 625 W. Katella Ave. #29 Orange, CA 92867 (714) 538-3330 customerservice@mccarthyroofing.com

See the Advertisers Index on Page 66 for the location of our ad.

McCormack Roofing Weatherproofing & Construction Chris Maxey 1260 N. Hancock St. Suite 108 Anaheim, CA 92806 (714) 777-4040 chrism@mccormackroofing.com — www.mccormackroofing.com

Newmeyer & Dillion, LLP Rondi Walsh 895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.com Newport Exterminating Dara Kremer 16661 Millikan Ave Irvine, CA 92606 (949) 261-0700 darak@newportexterminating.com NEXT LEVEL Property Solutions, LLC Marie Kaplan 2030 Main Street, Suite 1300 Irvine, CA 92614 (949) 260-4775 mariek@nextlevel-ps.com — www.nextlevel-ps.com NFP Property & Casualty Eric R. Marrs 1551 Tustin Avenue, Suite 500 Santa Ana, CA 92705 (714) 975-8429 eric.r.marrs@nfp.com — www.nfp.com Commercial, Personal & Health Insurance.

NPM Staffing an InterSolutions Company Laura Aliberti 2400 East Katella Ave., Suite 800 Anaheim, CA 92806 (949) 307-1595 laliberti@npmstaffing.com — www.npmstaffing.com

See the Advertisers Index on Page 66 for the location of our ad.

Sondance Painting 1132 E. Katella Avenue, Suite A-16 Orange, CA 92867 Phone (714) 532-2588 • Fax (714) 532-2466 www.apexwindowdecor.com Family owned for generations!

NO HIDDEN COSTS

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32"

42"

54"

78"

102"

42"

$28.75

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$46.00

$59.80

54"

$31.05

$34.50

$42.55

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$62.10

66"

$34.50

$35.65

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84"

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$50.60

$45.00

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Free Delivery & Estimates Custom Sizes Available PVC colors: White, Off-White Wand control PVC or Decorative Fauxwood Valance options

Also Available: • Fauxwood Blinds • Woven Wood Shades • Aluminum Mini Blinds

Apartment News

• Roller Shades • Shutters • Vinyl Mini Blinds

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May 2021

APARTMENT– RESIDENTIAL COMMERCIAL INTERIOR – EXTERIOR FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES

NEAT, FAST, HONEST

LIC. #828563

949-472-7516

OC Concrete LLC Brandon Koslosky 4320 E La Palma Ave Anaheim, CA 92807 (714) 524-6067 brandon.occoncrete@gmail.com — www.occoncrete.net

Optimum Seismic, Inc. Ali Sahabi 5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000 asahabi@optimumseismic.com — www.optimumseismic.com

OC Professional Maintenance Team Jennifer Barragan 1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633 info@ocproteam.com

Orange Coast Plumbing, Inc. Mark Haney 1506 Clinton St. Santa Ana, CA 92703 (714) 953-1111 ocp@orangecoastplumbing.net Orco Apartment Supply, Inc. 7472 Orangewood Avenue Garden Grove, CA 92841 (888) 255-6726 orcoapt@orcoaptsupplies.com — www.orcoaptsupply.com

See the Advertisers Index on Page 66 for the location of our ad.

Anything related to concrete

See the Advertisers Index on Page 66 for the location of our ad.

Oliver Mahon Asphalt Michelle Hogge 182 Wells Place Costa Mesa, CA 92627 (949) 548-6398 admin@olivermahon.com Opti-Fit Fitness Solutions Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350 ekonz@opti-fit.com — www.opti-fit.com Optim Real Estate Services Company Tom Gibbons 620 Newport Center Drive, 11th Floor Newport Beach, CA 92660 (949) 200-4610 tom@optimres.com

Carpet, appliances, electrical, plumbing, draperies/blinds, mailboxes, water heaters. See the Advertisers Index on Page 66 for the location of our ad.

Pacific Environnemental & Abatement Solutions, Inc. Kristine Ramos 12821 Western Avenue Garden Grove, CA 92841 (714) 379-5029 kristine.ramos@peas1.com — www.peasolutions.com Pacific Premier Bank Daniel Borland 17901 Von Karman Ave Suite 1200 Irvine, CA 92614 (949) 502-4325 dborland@ppbi.com — www.ppbi.com

Luminous Joel Duchesne 2911 1/2 Hewitt Ave., Suite 8 Everett, WA 98201 (866) 387-7275 help@luminousresidential.com PAS Purchasing Solutions 2777 West Lane Houston, TX 77027 (214) 223-2555 kevin@pasonline.com Patio Guys Joanna Solis 2907 Oak St Santa Ana, CA 92707 800-310-4897 commercial@patioguys.com PRC Restoration Freddy Rodriguez 23839 Banning Blvd Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — www.prcrestoration.com Prestige Property Management Brad Clark 1500 Adams Ave., Suite #201 Costa Mesa, CA 92626 (949) 933-1518 brad@prestige-pm.com — www.prestige-pm.com Full Service Real Estate.

See the Advertisers Index on Page 66 for the location of our ad.

PSC Contact Index — continued on page 60

Ask about our Senior & Millitary Discounts

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(714) 633-3619 Quality You Can Trust: From North America’s Largest Roofing Manufacturer!TM

Lic. No. 847279 B1 & C39

May 2021

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Apartment News

PSC Contact Index — continued from page 59

ProActive Realty Investments Rita Aguila 1913 E. 17th Street, Suite 217 Santa Ana, CA 92705 (714) 541-3138 rita@proactiveri.com — www.proactiveri.com

Property Management Multifamily & Single Homes, Real Estate Sales. See the Advertisers Index on Page 66 for the location of our ad.

R&B Wholesale Distributors, Inc. David Rhodes 2350 S. Milliken Ontario, CA 91761 (909) 230-5400 drhodes@rbdist.com — www.rbdist.com

See the Advertisers Index on Page 66 for the location of our ad.

ReassureRent Eric Jarvis 5955 De Soto Ave, Ste 250 Woodland Hills, CA 91367 (833) 383-6268 ericj@elevatemgt.com

Insurance that manages the eviction and pays you lost rent. See the Advertisers Index on Page 66 for the location of our ad.

Redwood Mortgage Mike Micci 177 Bovet Road, Suite 520 San Mateo CA 94402 (949) 793-5130 mike.micci@redwoodmortgage.com Rentler Barton Strawn 200 Civic Center Drive, Suite 150 Sandy, UT 84070 (888) 222-1009 www.rentler.com/partner/aaoc — membership@rentler.com

RentPath Laura Lemansky 950 East Paces Ferry Road NE, Suite 2600 Atlanta, GA 30326 (949) 943-5177 llemansky@rentpath.com Restoration Management Company Staling Ngoy 25172 Artic Ocean Dr., Suite 100 (800) 400-5058 mlopez@rmc.com — www.rmc.com Rey Insurance Services, Inc. Mike Rey 27130 Paseo Espada B523 San Juan Capistrano, CA (949) 487-9661 mike@reyinsuranceservices.com — www.reyinsuranceservices.com See the Advertisers Index on Page 66 for the location of our ad.

Reynolds Realty Advisors Elizabeth Reynolds 3900 E Miraloma Ave, Suite H Anaheim CA, 92806 (866) 613-7772 Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com Roberts Management & Investments Ray Roberts 3532 Katella Ave, Suite 111 Los Alamitos, CA 90720 (562) 430-3588

See the Advertisers Index on Page 66 for the location of our ad.

RokitNow Bhavin Patel 26895 Aliso Creek Rd #B329 Aliso Viejo, CA 92656 (855) 765-4866 info@rokitnow.com — www.rokitnow.com

Rose Paving LLC Ryan Strzalka 10200 Matern Place Santa Fe Springs, CA 90670 (562) 243-0426 rstrzalka@rosepaving.com — www.rosepaving.com Parking lot maintenance.

Royal Roofing.com (RWS&P, Inc.) Steve Pinkus 6831 Suva St. Los Angeles, CA 90201 (562) 928-1200 steve@royalroofing.com — www.royalroofing.com

Specializing in flat/low slope roofs, comp. & wood shingle and tile roofs. Solar panel installation. See the Advertisers Index on Page 66 for the location of our ad.

Satellite Management Company Paul Conzelman 1010 E Chestnut Ave Santa Ana, CA 92701 714) 558-2411 ext 124 pconzelman@satellitemanagement.com Schiff & Shelton Laurie Schiff 3700 Campus Drive, Suite 202 Newport Beach, CA 92660 (949) 417-2211 laurie@schiff-shelton.com S M Painting Corp. Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 smpaintscheduling@gmail.com

See the Advertisers Index on Page 66 for the location of our ad.

Text messaging services to help communicate with your customers.

PSC Contact Index — continued on page 62

PAVING COMPANY, INC. • Asphalt Overlays • New Installations • Seal Coating

• Concrete • Petromat Overlays • Block Walls

• Paving Stones • Curb & Gutters • Striping

c&cpaving

ADA Experts, Ramps, Signage, Truncated Domes Fully Insured & Bonded www.candcpavingcompany.net

Apartment News

www.aaoc.com

May 2021

VA N G UA R D

COMMERCIAL REAL ESTATE ADVISORS

PROPERTY MANAGEMENT

OUR MISSION

Increase owner cashflow & remove the stress of management by streamlining maintenance & accounting Is your property performing to its full potential? Contact SVN Vanguard for a property evaluation

24 hour response including fire & water damage Multiple crews Small & large jobs Fully licensed, bonded & insured Insurance company approved All employees covered by worker compensation

SVN Vanguard is proud to offer our own in-house

Maintenance & Construction services

714.446.0600 • www.svnvanguard.com

May 2021

www.aaoc.com

Apartment News

PSC Contact Index — continued from page 60

South Coast Real Estate & Property Management 1927 Harbor Blvd., #370 Costa Mesa, CA 92627 (800) 541-1962 paul@southcoastrealestatebroker.com

See the Advertisers Index on Page 66 for the location of our ad.

Southern California Regional Energy Network Company Courtney Owen 555 W. 5th St, Ste 3100 Los Angeles, CA 90013 (903) 830-2126 courtney.owen@icf.com

Spicer Mechanical Chad Hegreberg 1210 N. Jefferson #K, Anaheim, CA 92807 (714) 279-9100 chadh@spicermechanical.com — www.spicermechanical.com Strategic Sanitation Services Eric Lenning 25801 Obrero Drive #11 Mission Viejo, CA 92691 (877) 271-7909 ericl@wasteoptimize.com

“Your Trusted Partners”

Renovation & Roofing Expert Interior & Exterior Renovation:

Roofing:

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www.amsroofingconstruction.com Call for a FREE Inspection!

info@amsroofingconstruction.com

833-267-7663

Rated #1 Construction Company in Southern California! Excellent Customer Service & Competitive Pricing!

Apartment News

40 Years of Property Management Experience in Orange County. See the Advertisers Index on Page 66 for the location of our ad.

SVN / Vanguard — Cameron Irons Cameron Irons 120 W. 5th Street #210 Santa Ana, CA 92701 (714) 446-0600 cirons@svn.com — www.svnvanguard.com

See the Advertisers Index on Page 66 for the location of our ad.

AMS CONSTRUCTION

LIC# 992388

Sullivan Property Management Marco Vartanian 2101 E Fourth St., Suite 200A Santa Ana, CA 92705 (714) 541-0288 Ext: 217 info@sullivanpm.com — www.sullivanpm.com

www.aaoc.com

May 2021

TAG / AMS, Inc. Rick Denver 10572 Chestnut Street Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com The Bank of Southern California Pam Marble 625 The City Drive, Suite 140 Orange, CA 92868 (714) 352-7475 pmarble@banksocal.com The Bee Man Jerry Bryant 25652 Taladro Circle, Suite G Mission Viejo, CA 92691 (949) 455-0123 b@beemanbuzz.com — www.beemanbuzz.com The Door & Window Company Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com The Flying Locksmiths Matt Johnston 6402 Maple Avenue Westminster, CA 92683 (562) 758-7510 orange@flyinglocksmiths.com The Liberty Group Stefanie Koslosky 500 N. State College, Suite 1100 Orange, CA 92868 (657) 221-2340 stefaniek@thelibertygroup.com — www.thelibertygroup.com The Management Works Chip Robinson 1303 Avocado Ave #260 Newport Beach, CA 92660 (949) 644-2063

www.mgtworks.com  We provide apartment property management in Southern California.

Titanium Restoration Services Company Victor Martinez P.O. Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com TO’ and MO’ Towing Robert Heer 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879 rchjr@pacbell.net Towing company with 4 locations in Orange County.

Total Rooter & Plumbing 1920 W. Commonwealth #2304 Fullerton, CA 92837 (657) 217-6557 totalbfrp@gmail.com

West Coast Drywall & Paint Aaron Fernandez 1610 W. Linden Avenue Riverside, CA 92507 (951) 778-3592 aaron.fernandez@wcdp.com WICR Waterproofing & Decking 901 E. Taquitz Canyon Way, Suite A105 Palm Springs, CA 92262 (888) 388-9427 sean@wicr.net WIRE Associates 840 Newport Center Dr #100 Newport Beach, CA 92660 (949) 677-3466 cw@newOChome.com

Yardi Systems Inc. 430 S. Fairview Avenue Goleta, CA 93117-3124 (805) 699-2040 kelly.krier@yardi.com Zumper 49 Geary St. San Francisco, CA 94108 714) 262-4213 darcy@zumper.com

See the Advertisers Index on Page 66 for the location of our ad.

TouchPoint Brian Maguire 13681 Newport Ave, Suite 8118 Tustin, CA 92780 (714) 614-8221  brian@touchpoint365.com — www.touchpoint365.com Urban Surfaces Krysten Stiffler 1121 Olympic Drive Corona, CA 92881 (951) 223-9845 Krysten.S@UrbanSurfaces.com — www.urbansurfaces.com USGI — Upland Group William Estela 2390 E. Orangewood Avenue #520 Anaheim, CA 92806 (855) 787-5263 westela@usg.org — www.usg.org Valet Living Briana Sellers 100 South Ashley Drive, Suite 700 Tampa, FL 33602 (813) 248-1327 briana.sellers@valetliving.com — www.valetliving.com Vesync Chao Wang 1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050 danica.chin@vesync.com WASH Multi Family Laundry Systems Tracy McMahon 100 N. Sepulveda Blvd., 12th Floor El Segundo, CA 90245 (800) 421-6897 Ext: 1625

Coin-operated laundry equipment. See the Advertisers Index on Page 66 for the location of our ad.

Water Heater Man, Inc. Jim Green 570 W. Freedom Ave. Orange, CA 92865 (714) 282-7098 tommyg@waterheatermaninc.com

Pest Control for Professionally Managed Properties OFFICE

RETAIL

INDUSTRIAL

RESIDENTIAL

Eco-Friendly Solutions | Serving Southern California

Water Heater/boiler service and installation.

Wesierski & Zurek, LLP Terence P. Carney Thomas B. Cummings One Corporate Park Dr., Second Floor Irvine, CA 92606 (949) 975-1000 tcarney@wzllp.com tcummings@wzllp.com — www.wzllp.com

Pest Control

Pigeon Control

Termite Control

Rodent Control

Bee Control

Gopher Control

Defense of Landlord/Tenant, Premises Liability and Employment Matters.

1.877.522.2377 | www.AccessExt.com

May 2021

www.aaoc.com

Apartment News

ADVERTISERS’ INDEX

May 2021 Apartment News Magazine

Articles inside

PSC Corner — 3M1S Home / Green Home Solutions®

RUBS 101

The Benefits of AAOC Membership

Lunchtime Learning

Get Ready to Comply with California’s Balcony Inspection Bill (SB 721) By Tony Angelo

Evolution and Adaptation for Leasing Agents

April General Membership Meeting Recap

How to Control Costs as Utility Rates Rise By Emily Landes

Taking Responsibility for Ourselves and our

“If it Ain’t Broke — Don’t Fix it!” By Craig Kirkpatrick

Why a Community’s Social Media Presence Matters to

Springtime Renewal: Taking a Fresh Look at Your

President’s Message — A Well-Deserved Thank You

Dear Maintenance Men

Sacramento Report — What to do About Rental Debt

Legal Corner