Apartment News
Departments
APRIL
CALENDAR OF EVENTS
MAY (C ontinued )
2 - CRHP #9
Wednesday, 8:30 am–12:30 pm, Online
3 - The Rental Housing Show…Powered by AAOC
Thursday, 9 am–3 pm, OC Fair & evenT CenTer
9 - CRHP #10
Wednesday, 8:30 am–12:30 pm, Online
10 - Fair Housing Certification Training
Thursday, 9 am–12 pm, see page 4
14 - Welcome Home OC
mOnday, 10 am, Online, see page 37
15 - Board of Directors Meeting
Tuesday, 6 pm, Online
16 - CRHP #11
Wednesday, 8:30 am–12:30 pm, Online
21 - Mosquito Management
mOnday, Online, see page 27
22 - Kay Properties 1031 Exchange
Tuesday, 10:00–11:00 am, Online, see page 32
24 - Lunchtime Learning
Thursday, 12–1 pm, Online
24 - Multifamily Mingle
Thursday, 6–8:00 pm, raFFer T y, sanTa ana, see page 42
MAY
1 - Apartment Repair & Maintenance Series #1
Thursday, 9 am–1 pm, BuFFalO mainTenanCe, Buena park
1 - Legacy Planning Series #1
Thursday, 6–9 pm, Online, see page 21
5 - Intellirent Screening & Marketing
mOnday, 10–11 am, Online
7 - Wellness Wednesday: Emotional Health, Stress Management & Self Care
Wednesday, 11:30 am–1 pm, Online
8 - Apartment Repair & Maintenance Series #2
Thursday, 9 am–1 pm, BuFFalO mainTenanCe, Buena park
8 - Legacy Planning Series #2
Thursday, 6–9 pm, Online
9 - Active Assailant Response Training
Friday,10 am, Online, see page 40
14 - Wellness Wednesday
Wednesday, 11:30 am–1 pm, Online
15 - Apartment Repair & Maintenance Series #3
Thursday, 9 am–1 pm, BuFFalO mainTenanCe, Buena park
15 - Legacy Planning Series #3
Thursday, 6–9 pm, Online
20 - Board of Directors Meeting
Tuesday, 6 pm, Online
21 - Wellness Wednesday
Wednesday, 11:30 am–1 pm, Online
21 - General Membership Meeting
Wednesday, 7 pm, elks lOdge, sanTa ana
22 - Apartment Repair & Maintenance Series #4
Thursday, 9 am–1 pm, BuFFalO mainTenanCe, Buena park
22 - Legacy Planning Series #4
Thursday, 6–9 pm, Online
26 - Memorial Day
mOnday, OFFiCe ClOsed
Apartment News
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.
1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805 (714) 245-9500 • www.aaoc.com
n Executive Director – David J. Cordero
n Editor in Chief – David J. Cordero
n Advertising & 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
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.
BOARD OF DIRECTORS
Officers
n President John Tomlinson
n First Vice President Denise Arredondo
n Second Vice President Stefanie Koslosky
n Vice President
Legislative Council Amy Fylling
n Treasurer Laurel Dial
n Secretary Julia Araiza
n Sergeant at Arms Christine Baran
n Immediate Past President Frank Alvarez
Directors
n Alan Dauger n Rick Roshan
n Craig Kirkpatrick
Directors Emeriti
n Ronald Berg n Stephen C. Duringer
n Vicki Binford n Jerry L’Ecuyer
n David A. Cossaboom n Nick Lieberman
n Nicholas Dunlap n Edward Masterson
Member Engagement in Sacramento PRESIDENT’S
Last month a delegation of 10 member volunteers and staff representing AAOC converged upon the State Capitol in Sacramento for two days of meetings with state legislators and staff to share their perspectives on five key legislative bills that will be deliberated this year in the California Senate and California Assembly. Specifically, our delegation shared the well-reasoned analyses that led us to oppose four of bills—three of which would further entrench and codify rent control. The fourth bill would encourage residents to “game” the system by delaying the unlawful detainer process, which we believe is already fraught with excessive and unnecessary delays that result in superfluous expenses, hampering our ability to provide quality, affordable housing.
“So, John, what was the fifth bill?”
I am pleased to announce that Senator Tom Umberg, who represents California’s 34th Senate District that includes cen-
tral and northern Orange County, has agreed to author Senate Bill 448, the “Illegal Trespass: Residential Rental Units” which is sponsored by our own California Rental Housing Association (CalRHA). This bill, in short, “proscribes the procedure for removal of a squatter.”
Mr. Kingston further defined “squatter” as a “person that unlawfully enters and remains in residential property and refuses to vacate or falsely claims a right of possession.”
“That’s all well and good, John, but what can WE do to make sure this important legislation passes…?”
I’m glad you asked! I encourage AAOC members to email our Vice President of External Affairs Chip Ahlswede and share your experiences with—as defined—“squatters” in your rental communities, so that we may relay them to the Legislature for their consideration. Please email your “Squatter Story” to advocacy@aaoc.com.
I would like to express my sincere
thanks and appreciation to the following members who volunteered two days of their valuable time and demonstrated extraordinary dedication and commitment to the cause, as well as eloquence in articulating their experiences as rental housing providers: Laurel Dial (Consensys Management), Amy Fylling (Advanced Management Company), Eddie Jimenez (Mesa Management), Stefanie Koslosky (BluSky Restoration), Josh Recalde (Mesa Management), and Rick Roshan (Pacific Coast Management). Additionally, I would like to thank for their unwavering support and guidance in the planning and execution of our lobbying efforts, AAOC Executive Director David Cordero, Vice President of External Affairs Chip Ahlswede, and our state lobbyist Ron Kingston.
Yours very truly and sincerely,
Fair Housing Starts with You!
Certification Training for Rental-Housing Providers
Are you and your employees due for a refresher in local, state, and federal Fair Housing laws? Are you certain your operational policies and practices would stand up in court if challenged in a discrimination lawsuit?
This comprehensive certification webinar will provide you with the information you need to stay up-to-date and in compliance with evolving fair housing laws, as well as the opportunity to have your Fair Housing questions answered by the experts.
Training topics will include:
n Tenant selection criteria
n Protected classes
n Reasonable accommodations & modifications
n Occupancy limits
n Children, pets, and service & support animals
n Management policies & best practices to avoid discrimination
n The Fair Housing Council as a resource for rental-housing providers
Instructor: Fair Housing Council of Orange County
Date: Thursday, April 10, 2025
Time: 9:00 a.m. to 12:00 p.m.
Location: Zoom Webinar
Cost: $80 AAOC Members
$100 Non-Members
* Includes Fair Housing Certificate
Fair Housing Council of Orange County
The Slippery Slope of Disaster-Driven Rent Control in L.A. County
Just when you thought the coast was clear of the state or local government proposing additional rent controls, you will find that at least one member of the California Legislature is proposing a very strict form of rent control.
AB 246 (Bryan) imposes a rent freeze in Los Angeles County through March 1, 2026, and authorizes the imposition of civil penalties upon those found to be in violation of the rent freeze.
How does the legislative measure propose to achieve the rent freeze for 14 months?
• Prohibits notwithstanding any other law, an owner of residential real property from charging a rental rate for a dwelling that had a tenant in lawful possession of the residential real property on or before January 7, 2025 and is located in the County of Los Angeles (of which there are over 4,000 square miles and 88 cities) from excess of the rental rate charged for the dwelling on January 7, 2025.
• Permits notwithstanding 1) an owner of residential real property that would otherwise be subject to this bill to increase the rental rate for a dwelling in accordance with a notice of rental rate increase issued on or before January 7, 2025.
• Provides that an owner of residential property determined to be in violation of 1) is to be subject to a civil penalty not to exceed $10,000.
• Authorizes a district attorney, county counselor, city attorney to seek the civil penalties.
• Provides that the bill is to remain in effect until March 1, 2026.
The entire bill is based on the Palisades and the Eaton Fire in Altadena and Pasadena that destroyed an estimated 11,000 homes and a total of 16,000 buildings. Therefore, it displaced thousands of families. And even though many will be able to rebuild their homes as demonstrated by the experience of those in Santa Rosa and Paradise, building after a wildfire takes time. While waiting for homes to be rebuilt, many displaced families needed to move into rental properties, placing upward pressure in L.A. County’s precarious rental market. The author of the bill, therefore, argues that a “temporary” rent freeze is necessary in L.A. County.
Since 2015, our state has seen some of the most destructive wildfires in the nation’s history. A prime example guiding how rebuilding in L.A. County is likely to unfold can be found on a much smaller scale in Santa Rosa. The Tubbs Fire destroyed more than 3,000 homes and large portions of several neighborhoods in Sonoma County. Although rebuilding took several years, many of the properties lost in The Tubbs Fire have been rebuilt, the city infrastructure has been restored, and parks and schools damaged by the flames have been rebuilt. In fact, a
large-scale study of post-fire building efforts notes that nearly 60 percent of properties destroyed in wildfires were rebuilt within six years of the fire and virtually all properties were restored within 20 years. These facts suggest that the terms of Assemblymember Bryan’s bill will be extended for years! Assemblymember Bryan does argue that given the lengthy rebuilding process, displaced families need to find shelter. In the Santa Rosa and Paradise fires, families moved into temporary housing that will be permitted to provide such aid under the current federal administration. Many displaced residents will remain in rental housing until their properties are rebuilt and in the near term, nearly all displaced residents of L.A. County will need rental housing. Thus, a massive influx of new renters, it is argued, will encourage property owners with an incentive to dramatically raise the price of their residential rental units.
Byran’s bill will unquestionably encourage rental property owners to rent—period. It will discourage improvements and repairs from being made. It assumes that all L.A. County rental housing is adversely impacted. Based on how long it takes to rebuild after a wildfire, there is no guarantee that a legislator will introduce legislation next year to extend the provisions of AB 246. All of us take note, if a wildfire
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South Coast AQMD Regulation Heats Up!
Because it is always something— we are presently dealing with a major regulatory issue coming to a head at the South Coast Air Quality Management District (SCAQMD).
SCAQMD introduced last year Proposed Amended Rules 1111 and 1121, aiming to reduce nitrogen oxide (NOx) emissions by mandating the replacement of natural gas-fired furnaces and water heaters with electric alternatives. This is similar to other gas appliance bans that we have heard of elsewhere in the state—like the effort in Berkeley to ban commercial gas ovens. That ban was overturned by the 9th Circuit Court, but it was not a blanket protection against similar regulations. Specifically, this is focusing on the heating elements for air and water in housing due to a perceived emissions issue that SCAQMD is trying to address.
While the environmental intentions are commendable, these regulations could result in significant financial and logistical challenges for both property owners and tenants, particularly within the multifamily housing space. Further, these regulations would have a significant disparate impact on lower income communities and renters who will be severely affected by all the dynamics at play.
AAOC is committed to keeping its rental property owner and operator members engaged. However, these issues are now starting to highlight the lack of attention being paid to the cumulative impact these policies also have on tenants. This article delves into
the potential adverse effects on tenants and outlines actionable steps rental housing providers can take to mobilize tenant opposition to these proposed amended rules.
Understanding Proposed Amended Rules 1111 and 1121
Proposed Amended Rule 1111 focuses on reducing NOx emissions from natural gas-fired, fan-type central furnaces used for interior space heating. Similarly, Proposed Amended Rule 1121 targets NOx emissions from natural gas-fired water heaters. The core objective of both rules is to transition Southern California from gas-powered to electric appliances to achieve cleaner air standards.
Potential Negative Impacts on Tenants
• Increased Housing Costs
The financial burden associated with replacing gas-powered furnaces and water heaters with electric models extends beyond the cost of the units themselves. While the initial cost of replacing one set of these units can be up to or in-excess of $10,000, that only takes into consideration the cost and labor to install the units themselves.
Properties that have multiple units are likely to need a number of these units replaced, multiplying the total cost to the owner.
However, that is where the cost starts. Upgrading electrical systems to support higher voltage requirements
can be substantial. These expenses may lead property owners to increase rents to offset costs, thereby exacerbating housing affordability issues.
• Displacement During Renovations
One of the more overlooked components of requiring such upgrades is the impact it would have on the habitability of the units and what must be done to accommodate the living conditions of the tenants. The preparation and installation process may necessitate temporary tenant displacement and subsequent relocation, causing significant disruption to their lives. Finding short-term housing can be challenging and costly, particularly for lower-income residents. What’s more, furnaces and water heaters often service multiple units—so, at any given time, multiple units and tenants might be displaced to accommodate these switches. So, housing providers would not only bear the cost of complying with the regional air quality mandates but also required by state law to cover the relocation costs of their tenants while they are displaced. There are no grants or rebate programs to meet those needs.
• Extended Project Timelines
Securing permits, scheduling qualified contractors, and undergoing mandatory inspections
can lead to prolonged project timelines. During this period, tenants may experience inconsistent access to essential services like heating and hot water, adversely affecting their quality of life.
• Strain on Electrical Infrastructure
The increased demand for electricity may overburden existing infrastructure, leading to potential service interruptions. Tenants could face unreliable power supplies, impacting daily activities and comfort.
Beyond that—the state of California’s electrical grid is not sufficiently built to meet the increased demand from the significant increase in electric water heaters and furnaces. However, that does not change the responsibility of the property owner to provide working appliances to supply hot water and adequate
heating. This will undoubtedly have an impact not just on the owners but also the tenants.
Actionable Steps for Property Owners to Mobilize Tenant Opposition
• Educate Tenants on Potential Impacts
Organize informational meetings to discuss how the proposed rules could affect tenants, emphasizing potential rent increases, displacement risks, and service disruptions. Provide clear, concise materials that outline these concerns.
• Facilitate Direct Communication with AQMD Board Members
Encourage tenants to express their concerns by contacting the SCAQMD Governing Board members. Provide contact information and guidance on effective communication strategies. The SCAQMD website provides information on the board members
Roberts Management & Investments
PAVING COMPAN
and how to contact them. Visit aqmd.gov/nav/about/governingboard/board-members.
AAOC will be providing its housing provider members with tenant-oriented messaging via email so that you can provide that to your tenants—not just as information to them—but also as a way to get them engaged and sharing their concerns.
• Coordinate Community Petitions
Getting tenants to send emails or make calls may be a little difficult, however, equally as effective as those outreaches would be a series of petitions from the tenants themselves. Develop petitions highlighting tenant opposition to the proposed rules, then have your resident managers circulate these petitions to collect signatures to demonstrate widespread concern and submit these petitions to SCAQMD during public comment periods.
• Utilize Social Media Platforms Encourage tenants to share their concerns on social media, tagging SCAQMD and local government officials. A unified online presence can raise public awareness and pressure decision-makers to reconsider the proposed rules.
Conclusion
While the goal of reducing NOx emissions is important for environmental and public health, Proposed Amended Rules 1111 and 1121 will inadvertently impose significant hardships on tenants through increased housing costs, displacement, and service disruptions. AAOC encourages its members to adopt a way of proactively educating and empowering tenants to voice their concerns. Property owners can play a crucial role in advocating for more balanced and equitable environmental policies. Together, we are likely to be able to make a difference in these proposed rules.
Questions & Answers
I have a tenant in a six-unit building who has no housekeeping skills whatsoever. He’s only lived there for six months and his apartment is filthy. While we have a quarterly pest control contract, he refuses to prepare his unit for the treatments or allow the technician in, claiming we haven’t given him proper notice. In spite of his claims, we always provide the required 24-hour notice a couple days ahead of time to avoid this type of situation. It’s getting to the point that his unit is causing roach problems for the neighboring tenants, who are now beginning to complain. What do we do?
First, he may be attempting to claim that he doesn’t let you in because you haven’t yet complied with your legal obligation to provide him “clear written notice” letting him know the frequency with which the treatment is to be done, the pest to be controlled, the pesticide or pesticides proposed to be used (and the active ingredient or ingredients), with the legally required language. This notice is required at the inception of a tenancy when the landlord has a written contract with a pest control company.
Still, even if you haven’t provided the legally required notice, he is still required to allow you and your technician access to the apartment for treatment. To remedy the problem, provide the legally required notice, and send him two additional notices simultaneously—a “24 hour notice of intent to enter” and a “Cure Covenants” termination notice giving him an opportunity to prepare
the unit and allow access. In the event he fails to allow access, you can file an eviction action. In the event he allows access, but hasn’t prepared the unit, have your pest control technician write you a report indicating the technician was unable to properly treat the unit due to the tenant’s failure to prepare the unit. You can then file an eviction for non-compliance.
I recently had a long-term tenant pass away while he was at a long-term care facility. His family picked up all his belongings, so I’m left with a vacant unit now. Unfortunately, he was a smoker, so it will take a bit longer to get the unit turned and back on the market due to the need to remove the stains and smell of smoke. In the interim, I’d like to make the entire building a “non-smoking” building and I’m wondering whether I can do that.
Sure. Under Civil Code Section 1947.5 you have the right to restrict or completely ban smoking on all, or part, of the premises, provided it is specified in a lease. For existing tenants who are on a month-to-month tenancy, you can simply serve a 30-day notice of change of terms of tenancy. If you choose to allow smoking in certain common areas, (e.g., the parking lot) you must specify that in the lease, rental agreement, or notice of change of terms of tenancy.
With regard to “non-smoking” policies, be sure to word your language broadly
to prohibit smoking anything at all. In January 2018, California legalized the recreational and medical use of marijuana. Still, that law doesn’t affect a landlord’s right to prohibit smoking, so you can prohibit “smoking” marijuana on the premises (even if your tenant uses it for medicinal purposes). The goal is to enforce the policy equally, against everyone to avoid allegations of discrimination.
My wife and I own a single-family residence in Laguna Beach that we have rented out to the same family for the last five years or so. Well, that’s what we thought. We hadn’t been to the property in a couple years, so we decided to swing by and make sure everything was in order. What we discovered is that the family we had rented to five years ago went through a divorce with the husband and son moving out, leaving only the wife. The interior of the house is trashed, with marker, crayon, and what looks like fingernail polish all over the walls and concrete. Apparently, in order to make ends meet, she opened a daycare business without letting us know, even though the lease specifically prohibits running a business out of the house. When we told her she couldn’t operate the business out of our house, she put us in our place, telling us she had already spoken with her attorney who assured us she was legally permitted to operate the business. Is that true? Can she simply open a daycare business in our house without our knowledge or
permission? Can we serve her a termination notice and make her give us the house back?
California law prohibits a landlord from preventing a tenant from using the rental premises as a daycare center, provided various requirements, such as licensing, have been met. In other words, a tenant who obtains a state license to run a family daycare center may do so in spite of any prohibition in the rental agreement against commercial uses. In order for the tenant to be in compliance with the laws regulating this area, they must obtain a state license which, will likely be issued provided the house meets the various state building codes. If she is running a small family daycare center (eight or fewer children) she is exempt from some fire and safety regulations. On the other hand, if she is running a “large” family daycare, (9-to14 children) her business will be more regulated, including the possibility that it have fire sprinklers and a direct exit from the upstairs to the outside, and two exits located separately from each other, neither of which pass through a garage, and only one of the exits may be a sliding door.
Notwithstanding the requirements discussed above, you may still condition her operation of the daycare on some reasonable and legal rules. For example, you are permitted to require her to obtain her own liability insurance policy naming you as an “additionally insured” or an “additional interest” through an addendum to the lease or by changing the terms of a month-to-month tenancy. In the event she fails to carry the insurance, you could serve a cure covenants notice and, in the event she fails to obtain the insurance, you can terminate the tenancy.
Equally important is for you to consider the impact this could have on your own insurance coverage. Since you can’t really prohibit her from running the daycare center, consider purchasing a
“commercial policy” rather than a simple homeowners’ policy. In the event someone was to be injured on the property, and you were to be named in a lawsuit, a simple homeowner’s policy may not provide the coverage you would need.
I received a call from a tenant last week complaining about the noise from the upstairs neighbors. The caller told me that she’s not home a lot (she travels for work) but noticed that when she is home, the new tenants always seem to be having loud parties that sound like they are “tearing the apartment to pieces” (her words). Then I received calls from several other tenants making similar complaints. When I went to the tenants causing the noise to investigate, they opened the door and I saw large holes in the walls. Obviously, I want them out as quickly as possible but they’re in a fixed term lease. What’s the fastest way to get rid of them and recover the money they’ll owe me for the damages? Luckily, I required one of their parents to act as a co-signor.
You should immediately serve a 3-Day Notice to Quit based on waste and nuisance. The term “waste” refers to severe property damage beyond ordinary wear and tear. For example, putting holes in the walls or doors, or breaking fixtures would be examples of “committing waste.” In addition to the waste they’ve committed, they are engaging in “nuisance” activities by throwing the parties which are preventing the neighboring residents from the use and enjoyment of their own units.
Once the 3-Day Notice to Quit expires, file an eviction right away. Depending on several factors (including the court you are in, whether they fight the lawsuit, and how fast the sheriff can conduct the lockout) you should be able to get them out of the property relatively quickly. Once they are gone, you will use their security deposit to cover the repair of some of the damages incurred (assuming you don’t use it for unpaid rent).
Regarding the co-signor, you should notify them right away about what is taking place and the fact that you’ve terminated the tenancy. Let them know you will be coming after them for any damages left uncovered by the tenants but expect them to deny any liability. Since the tenants are all “joint and severally liable” for the damages to the apartment, it won’t matter which tenant caused the damage. You can go after the co-signer for the damages. Start by making the repairs and sending them a demand letter which includes a date by which they are required to pay. If they fail to make the payment within the time period you set, you will need to file a civil action for breach of contract in which you name all of the tenants who occupied the apartment, as well as the co-signor.
The information is presented and intended to address the topic(s) covered above in a general nature. There may be significant differences between jurisdictions with “rent control” and/or “just cause” ordinances, and the facts surrounding your specific situation should be presented to your attorney for review. The Brennan Law Firm is one of the most experienced and knowledgeable Landlord/Tenant law firms in Southern California, representing landlords exclusively in evictions. The firm may be reached at (626)285-0500, or toll free at (855)285-2230. Visit our website at www.MBrennanLaw.com for more information.
Sacramento — continued from 6
were to happen in other counties would a new bill be introduced to extend the provisions of AB 246? You bet!
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.
DEAR MAINTENANCE MEN
Dear Maintenance Men:
When my tenant’s dishwasher first turns on, there is a smell of sewer gas. Does this mean that the dishwasher is improperly plumbed? Thank you. Clara
Dear Clara:
Most times, the issue is in the actual filter system and caused by the accumulation of food particles and debris (the smell is generated by the bacteria and organic decomposition).
BONA FIDE MORTGAGE
Other issues and contributing factors can be:
Missing or incorrect installation of the dishwasher drain hose to the airgap, or missing airgap. It is critical that the drain hose is installed with a “high loop” to the airgap and then back down and connected to your garbage disposal inlet. If not, this can allow residual drain water to find its way back down into your dishwasher and contribute to the odor. This is most likely your issue.
The dishwasher requires a thorough cleaning cycle. Back in the day, we would use TANG (yes, TANG) to clean and rinse the dishwasher to remove “wet dog” or “sewer” odors from the housing, filters, and drains. Today, dishwasher cleaning packets are sold which are high in citric acid content. Whichever product you use, you should do this every few months as a routine maintenance procedure.
Dear Maintenance Men:
I have a nine-unit apartment building with a 100-gallon water heater that serves all the residents. The problem is that only the nearest units to the water heater get hot water. The units at the other end of the building only get cold water. The heater seems to be working and producing hot water. How do I solve this dilemma? David
Dear David:
It sounds like your circulation pump is not working properly. Calcium or hard water deposits in the water heater and lines may also aggravate this problem. The circulation pump’s job is to bring hot water to all the units at the same time. When the pump is not working or is clogged, the hot water will take much longer to get to the units that are furthest away from the heater. The first step is to determine if the pump is working. Locate the pump near the water heater and check that the motor is plugged into an electrical outlet. Next, touch the water lines on either side of the pump and determine the temperature. If it is working properly, the lines should be warm or cool to the touch, not hot. If the pipes are hot or very hot to the touch, the pump is not working properly. If the pump does not spin when plugged in, it may need to be replaced. If the pump motor is working, the pump may be clogged with debris. Remove the pump and clear out the lines. Take care to clean the line from the pump to the water heater. This is generally the problem. While you have things apart, this is a good time to clean out the calcium deposits in the water heater, which caused the clog in the first place. Water heater clean outs should be done at least once a year.
Dear Maintenance Men:
One of my residents is requesting a safety grab bar for the shower/tub. What do I need to get and how do I install it safely? Bob
Dear Bob:
This is a subject that is surfacing more and more as our residents are getting older. The use of handrails and safety bars helps provide stability and extra support required by the elderly and people with limited mobility. Shower and bathroom safety grab bars are available in a wide variety of configurations, colors and finishes. The most common is stainless steel or chrome finish.
Installation of grab bars must be done securely. The bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs, but this is not always practical as the stud might not line up where they are needed. Grab bars can be mounted vertically or at an angle to match wall stud spacing. Horizontal installation can be difficult because stud spacing and bar size do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition and have not been compromised by water intrusion, you may use large toggle bolts or, if you have access to the back side of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be found at any local hardware store.
Handyman
Humor:
Wife texts husband on a cold winter morning: “Windows frozen, won’t open.”
Husband texts back: “Gently pour some lukewarm water over it and gently tap edges with hammer.”
Wife texts back 5 minutes later: “Computer really messed up now.”
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 is the Immediate Past President of the Apartment Association of Orange County (AAOC) and chairs AAOC’s 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.
COVER YOUR ASSETS
Dollars and Cents Not Making Sense?
It wasn’t long ago that a $10,000 turnover actually added value. And when I say “it wasn’t long ago,” I am talking 2013–2014. Forget broker speak, I’m talking real value add. Appliances, sometimes cabinetry, countertops, finishes, fixtures, flooring, paint, upgrades and other improvements helped transform a space from a Class C or Class D to a Class B or better, and in the process generated several hundred dollars more per month in rent. Today, as you may know, the above scope can run between $20,000 to $40,000 depending on the finishes, unit size and location of the property. It’s hard to imagine that tariffs will help ease those costs anytime soon.
But value add is a business plan or business model deployed by select operators and, as a result, these operators are more cognizant of the cost increases impacting their budget and bottom line. What’s more concerning is the impact of cost increases, inflationary factors and other influences on the average turnover for the average owner. Your average owner is likely familiar with the $8,000 to $10,000 dollar figure because that’s what it costs to turnover and make ready your typical pre-1990s two-bedroom apartment home, depending on the in-place fixtures and finishes.
I know it can be done cheaper. I know that you have a tenant who knows a guy who uses his cousin’s contractor’s license or doesn’t know what a contractor’s license is. There’s a guy who can work on it at night or on the weekend for a cash discount. And I know there
are plenty of unlicensed and uninsured vendors who will save you 30-to-40%.
If that’s how you run your business, you are obviously the smartest person in the room and there’s nothing more I can offer to help. Just remember: you always get what you pay for and you are taking serious, unnecessary risks on a multimillion dollar asset. Is it really worth it?
Adding to the mystique of it all is the taboo surrounding “trade secrets” and “competitive advantage” in our industry. The idea that certain companies or operators are doing things for a significant cost savings and generating higher than market rents. In the restaurant business they call it the secret sauce, but in the apartment business it’s more like fool’s gold. Sure, there are preferred relationships and cost efficiencies at scale and there are undoubtedly company strengths that help with the turnover and make ready process to minimize vacancy loss and achieve a higher market rent, but at the end of the day, to use other restaurant terminology, this is more the Papa John’s model of “better ingredients, better pizza,” with a twist: better quality property, better quality apartment home and better rents.
The untold story here is asset preservation. Part of this is system related, sure, the need to keep up your roof, electrical and plumbing systems, but it’s also focused on interior conditions and finishes. Maintaining the “spartan” look may be good for your cashflow shortterm but will always cost you more in
the long run, not to mention the limiting effect it will have on your rental rates and the corresponding quality of residents you are renting to. To that end, make sure that your upgrades are in line with the market. It’s been twenty plus years since VCT flooring and tile countertops were suitable for an apartment home. At this point, it’s best to leave those finishes to the community center at your local house of worship.
Sometimes I write with tips or tricks of the trade. However, as I write this article, today, I am venting to you my frustration with what seems to be everincreasing costs. But in closing, I will offer a strategy that has always worked for me.
First, start by planning it out: What will your unit rent for, what work needs to be done and what is your time frame for completing the renovations and getting the unit back online.
Next, dial it in: Price out the finishes, fixtures and costs, select your vendors and survey the market to confirm your choices are in line with the marketplace based on the rents you are looking to achieve.
Finally, do it right: Don’t compromise and remember that you are not just positioning the apartment home for the next tenant, but the next decade of tenants. Short-term and shortsighted thinking is a cancer in our business, and I always encourage owners to think and spend long term.
The Emotional Side of Estate & Legacy Planning
With seven weeks behind us, we have reached Week Eight of our Estate & Legacy Planning Series, shifting our focus to an often overlooked but critical aspect – the emotional side of planning. While legal, tax, and financial matters can be solved with logic and expertise, the emotional challenges of losing a loved one—navigating care needs, family dynamics, and grief—are far more complex and can have lasting consequences if not addressed in advance.
To help explore these issues, we are joined by Father Bill, an ordained priest, who shares guidance on handling grief from a spiritual perspective; Celine Jatico-Molendyk, from Assured Care and Staffing, who discusses caregiving options and the emotional realities of caregiving; and Ryan Young, Principal Attorney at OC Trial Group, who covers legal considerations, including trusts, taxes, estate closures, and estate-related litigation. Their insights highlight the importance of having these conversations now rather than waiting until decisions must be made under stress.
One of the surest ways to leave a tangled legacy is to avoid planning for these emotional aspects. Many assume they can deal with them “when the time comes,” but failing to prepare often leaves family members overwhelmed and at odds. The emotional impact of a loss can be just as significant as the financial and legal considerations, and a lack of planning can create confusion, resentment, and lasting disputes.
We tend to focus on what we assume is the hardest part of estate planning— taxes, trusts, and legal structures. With so much to understand, mistakes can feel inevitable and costly. The good news is that with proper planning and a knowledgeable team of professionals, these aspects can be managed effectively. However, the real challenges often come from the softer, more personal side of planning—the conversations, emotions, and family dynamics that can make or break a well-intended estate plan.
One key area is Advance Healthcare Directives and Living Wills. An Advance Healthcare Directive outlines medical treatment preferences and appoints a healthcare proxy to make decisions if you become incapacitated. A Living Will specifies which medical interventions you do or do not want, such as ventilators or feeding tubes. These documents should be reviewed regularly and discussed openly with family members to ensure clarity. Too often, people assume that once they are in place, they do not need to be revisited. However, as medical advancements and personal circumstances change, updating them ensures your wishes remain relevant. Another common mistake is not fully investigating or communicating your true wishes. It’s easy to check a box that says, “Do Not Resuscitate,” but when the time comes, will your family understand and be emotionally prepared to follow through? Consider recording a video message or having open, honest con-
BY TIM GORMAN, REAL ESTATE BROKER/ CPA/ENTREPRENEUR/ AUTHOR
versations with loved ones to ensure your intentions are clear.
Caregiving is another issue that often goes unaddressed until a crisis occurs. The reality is that many of us will require caregiving support at some point, whether due to illness, aging, or disability. This care can come from family members or professionals. While hospice and palliative care offer some assistance, they are not comprehensive, round-the-clock solutions. Families should explore long-term care options early—whether in-home care, assisted living, or skilled nursing facilities—to determine what best aligns with personal and financial circumstances. One of the most important things you can do is involve your loved one in these discussions while they are still fully capable of expressing their preferences. Visiting facilities, meeting caregivers, and understanding available options before they are needed provide peace of mind for everyone involved. Waiting until a crisis occurs will force a rushed decision and will add unnecessary stress.
Beyond the practical aspects of estate planning, the emotional and psychological impact of loss is often underestimated. Executors, trustees, and beneficiaries must navigate not only legal and financial responsibilities but also their own emotions and those of their family members. Grief can cloud judgment, delay decision-making, and create tension among family members.
Emotional Side — continued on page 22
Estate & Legacy Planning Workshop Series
Registration is Open
Week 1: Intro & Foundations May 1 Week 2: Organization May 8
3: Team Members May 15
4: Legal May 22
5: Taxes May 29
7: Charity June 12
8: Passing June 19 Week 9: Private 1:1 Review June 26 Week 10: Communicate
“The course—and Tim Gorman—exceeded my expectations by leaps and bounds. From an educational perspective, the series was as valuable as anything I’ve had…first grade- to Ph.D.” — Dr. George Watson, 48-Year AAOC Member
This 10-week evening series will provide the essentials of estate and legacy planning. Participants will build their own comprehensive, documented plan and the confidence to take actionable steps forward for themselves and their family. • Practical Advice
“A must course for aging income property owners that wish to maximally pass on the fruits of their lifetime efforts to their desired heirs with minimum government confiscation!” — Gene Opittek, 48-Year AAOC Member
• Expert Instruction
• Private 1:1 Review
• Free Will Software • Family Session Participants Receive:
Date: Thursdays, May 1–July 10 Time: 6–7:30 p.m.
Tim Gorman Broker, CPA (inactive), Author, Gorman & Associates, Inc.
Ryan W. Young, ESQ. Principal Attorney, OC Trial Group
George Lanza President & Managing Director, M&A Specialist, Plethora Businesses
Kelly Clyde, CFP Founding Partner, South Coast Investment Advisors
Yuval Domb, CPA President & Founder, Clarity Group Financial
Rev. Bill Barman Priest, Community Leader, Roman Catholic Diocese of Orange
Anson Cain, ESQ. Managing Partner, Albrecht & Barney
Nick Lieberman President & Founder, Mortgage Loan Officer, Bona Fide Mortgage
Celine Jatico–Molendyk Owner & CEO, Assured Care & Staffing Services
Ignoring the emotional side of estate planning can lead to burnout, conflict, and poor choices. Families should be encouraged to seek support, whether through grief counseling, support groups, or simply by having open discussions about what to expect. Rushing through estate matters without acknowledging the emotional weight of decisions can create unnecessary tension and regret. Having resources and trusted professionals in place before they are needed can make a difficult time more manageable.
The key takeaway here is not to underestimate the human side of estate planning. The legal and financial details will be handled with the right advisors, but the emotional impact on your family will last far beyond the paperwork. Thoughtful planning and open conversations can ease the burden on your loved ones, reducing stress and uncertainty when the time comes. More than
anything, the final gift you can give your family is a sense of togetherness and support for one another during a difficult time.
As we continue the Estate & Legacy Planning Series, next month we will explore some of the most common estate planning mistakes in legal, tax, and financial areas. These missteps can be costly, but they are entirely avoidable with the right preparation. Learn how to protect your estate and legacy.
About the Author:
Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, published author, instructor, and seasoned entrepreneur with decades of experience. A CPA (inactive), Tim brings a wealth of knowledge to his work. His book, Tangled Legacy, debuted as a #1 New Release on Amazon in multiple categories.
Dolly Parton once said, “it costs a lot of money to look this cheap.” Fortunately, that $10,000 investment in your vacant apartment home will do the opposite, even if it won’t get you what it used to.
Nicholas Dunlap is the founder and president of Spadra Property Company, Inc., He is also a second-generation rental-housing provider, and a member of the Apartment Association of Orange County where he served as a member of the board of directors, in addition to terms as AAOC president in 2015–2016 and 2018. For more information about Spadra Property Company, Inc. see their ad on page 23.
Do Santa Ana Mountains Mark Deadly Earthquake Fault?
The Santa Ana Mountain range in Orange County is a beautiful regional treasure, providing a spectacular backdrop to life in our area.
Beginning at the Whittier Fault and stretching south to the Santa Margarita River, major summits reach skyward, the mightiest being Modjeska (5,496 feet) and Santiago (5,689 feet)—which form our beloved Saddleback landmark.
They’re a large part of our county’s culture and history. They stand more majestic than the Santa Monica Mountains, the Verdugo Mountains, Puente Hills, Coyote Hills—all of which have active faults under them.
How did our Santa Ana ridgeline come to be? Did an earthquake fault cause them to rise long ago?
To answer that, let’s step back and take a look at the small but lovely San Joaquin Hills nearby.
A University of California, Irvine, researcher in the early 2000s set out to study the source of that coastal ridge and
presented evidence that it rose from the sea because of an undiscovered blind thrust fault capable of producing an earthquake up to magnitude 7.1.
Lisa Grant, an expert in paleoseismology, earthquake geology, neotectonics, environmental geology and public health, determined the San Joaquin Hills fault runs northwest to southeast following the coastline near the 405 Freeway at the Santa Ana River, to the El Toro Y and then along the 5 freeway to Dana Point—snaking its way under Newport Beach, Irvine, Aliso Viejo, Laguna Hills, Laguna Beach, and San Juan Capistrano.
Later, her research turned to the larger Santa Ana mountains—believing those peaks, which the United States Geological Survey (USGS) says are growing at a rate of 3/10 of a millimeter per year—are the result of a blind thrust fault.
To date, the existence of that fault has not yet been proven.
“We haven’t had that earthquake to tell us exactly where it is,” she said in a UCI article on her research.
Another Puente Hills?
Don’t think the lack of proof means the fault isn’t there.
Seismologists have since discovered a hidden fault in Los Angeles more dreaded than the San Andreas.
A study by the University of Southern California says the Puente Hills Fault has the capacity to produce “the costliest disaster in U.S. history.” As many as
BY ALI SAHABI
18,000 people would die, 735,000 would lose their homes, and up to 100,000 tons of debris would be generated. The total economic loss would be as high as $252 billion.
Puente Hills is a blind thrust fault, the same kind Grant said the undiscovered fault under the Santa Anas would be. She based those findings on the geology of the ridge. Blind thrust faults rupture with one side of the fault pushing up and over the bottom side.
It was this type of fault that set off the deadly Northridge quake of 1994.
Thrust earthquakes create an accumulated strain that bends the earth’s crust in spots, where the fault has locked up. Seismologists believe that these areas are most prone to future earthquakes.
Is Grant right? Is Orange County truly threatened by its own sleeping giant of a fault? Only time will tell.
Call Optimum Seismic at 833-9787664 for more information.
About Optimum Seismic, Inc.:
Optimum Seismic has been making California cities safer since 1984 with full-service earthquake engineering, steel fabrication, and construction services. With over 4,000 retrofit and renovation projects completed, our expertise includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame, and unreinforced masonry (URM) buildings. To schedule a complimentary seismic assessment, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.
From Disaster to Demand: How the L.A. Wildfires Set the Housing Market Ablaze
When devastating fires tore through Los Angeles County on January 7, they didn’t just destroy homes—they set the entire housing market on fire. Over 1,000 residents were suddenly left homeless, many of them from affluent neighborhoods like Malibu, Pacific Palisades, and Topanga. In a region already battling a severe housing shortage, this disaster didn’t just add fuel to the fire— it created a full-blown housing frenzy.
Housing Shortage Becomes Housing Crisis
Before the fires, Los Angeles County’s housing market was already stretched to its limits. Vacancy rates were low, rents were sky-high, and competition was fierce. But overnight, hundreds of wealthy families were suddenly part of L.A.’s growing homeless crisis—an ironic twist in a city already infamous for its lack of housing.
L.A. County’s Luxury Rental Market
Between January 15 and the end of February, a staggering 268 rental homes priced above $6,000 per month leased in less than a week, with many going for far above asking price. The luxury rental market—once sluggish in certain areas—exploded overnight.
Take 714 12th Street in Santa Monica. It sat for 141 days at $27,500 per month, only to lease on January 15 for $50,000 per month—a shocking 82% over asking.
Luxury homes that had once languished on the market were suddenly being snapped up in days, triggering bidding wars reminiscent of 2021’s peak pandemic frenzy.
Price Gouging or Just Market Forces?
California law limits rent increases to 10% following a declared disaster, but in the immediate aftermath of the fires, some landlords tested the limits. One strategy was offering 366-day
BY MERCEDES SHAFFER, BROKER
leases—a technical loophole intended to sidestep rules on short-term rentals, which previously applied only to leases under a year.
However, on February 4, Governor Gavin Newsom closed this loophole, clarifying that any rent increase above 10%—regardless of lease length—would be considered illegal price gouging.
In the same executive order, Newsom exempted 24 luxury-heavy zip codes—including parts of Bel Air, Beverly Hills, and Brentwood—allowing newly listed, larger single-family homes with four or more bedrooms to sidestep price-gouging restrictions altogether.
This selective carve-out created a luxury free-for-all, with wealthy families willing to pay almost anything for housing. And it wasn’t just rentals—the for-sale market erupted too.
Sales Market Frenzy
With rentals scarce and uncertain, many fire-affected homeowners turned to buying—fueling bidding wars for move-in-ready homes.
Some sale prices were shocking, such as 10380 Dunleer Drive, listed at $2,975,000, sold for $6 million to a family displaced from Pacific Palisades. In Santa Monica, 463 17th Street listed for $7,850,000 and sold in five days for $10 million, and 628 10th Street, asking $8,795,000, closed at $11.2 million—a 27% premium.
Neighborhoods like Westwood, Bel
Mosquito Management Tips for Your Rental Property
Summertime brings an abundance of sunshine, an increase in watering, community gatherings, and the inevitable presence of mosquitos.
These pesky invaders are more than a nuisance, they can also be carriers of harmful — and even deadly — diseases. It’s up to each of us to get informed and help manage this threat.
This free, informative webinar will cover:
• How and why mosquitos converge upon residential communities
• How to pinpoint mosquito breeding sources
• Best practices to manage and reduce mosquitos
• Steps in reducing wildlife on properties
Members will also learn about the role the Orange County Mosquito and Vector District plays in working with our communities, including monitoring, trapping, treatment, and other measures.
Presenter:
Date: Monday, April 21, 2025
Time: 10 a.m.
Location: Zoom Webinar
Cost: FREE!
Bryan Brannon Public Information Officer
Orange County Mosquito and Vector Control District
Air, Marina del Rey, and Venice saw the same feeding frenzy, particularly in pockets where buyers were willing to pay top dollar to stay close to their kids’ schools and community ties.
Displacement Without Demand
So far, the lower-end rental and single-family markets haven’t seen the same surge in demand. Many lowerincome families affected by the fires are hunkering down with relatives or
friends, stuck in limbo as they navigate the long and frustrating process of insurance claims, rebuilding approvals, and government red tape.
The Ripple Effect: Orange County, Palm Springs & Beyond
While the immediate firestorm played out in L.A., the ripple effect is spreading fast. Retired homeowners who don’t have the wherewithal it takes to rebuild are heading for Palm Springs, swapping coastal mansions for desert estates. Meanwhile, families with school-
age kids, desperate for safety, stability and strong schools, are relocating to communities in Orange County.
This trend is already playing out in cities like Newport Beach, Irvine, and Laguna Beach, where several families from fire-ravaged areas have already enrolled their children in local schools.
As families from L.A. relocate in search of safe, stable communities with top-rated schools, Orange County’s housing market will face steady upward pressure. Unlike the immediate shock in L.A., O.C. is seeing a slower, more gradual migration—but many of these families are arriving with significant purchasing power, driving up prices and competition. As home prices climb, affordability for first-time buyers will slip further out of reach, keeping more people in the rental pool longer, tightening inventory, and pushing rents higher over the next 12-to-24 months.
A New Era for Southern California Real Estate
The January fires didn’t just destroy homes—they reshaped the housing market across Southern California. In L.A., luxury rentals and move-in-ready homes are commanding unprecedented premiums. In Orange County, a quieter but lasting shift is underway as families seek safety, stability, and top schools.
This isn’t a passing bubble—it’s a deeper shift driven by scarcity, unpredictable regulations, and the fundamental need for community and security. With climate disasters becoming more frequent, this may be just the first chapter in a larger story about where Southern Californians choose to put down roots.
About the Author: Mercedes Shaffer is a multifamily broker with REAL. If you have questions about buying, selling or doing a 1031 exchange, her team serves Los Angeles and Orange County and can be reached at 714.330.9999,
or you can visit InvestingInTheOC.com. BRE 02114448.
We are a development engineering firm specializing in designing ADU plans and getting permits approved, while managing construction if requested.
Our goal is to help homeowners enjoy the process of designing and building an ADU while creating generational wealth for their families.
Receive a free consultation or learn more about ADU opportunities. We are here to help!
Section 8 Reform Bill Reintroduced in Congress
Legislation enhances the underfunded, overregulated Housing Choice Voucher program.
On March 6, 2025, Senators Kevin Cramer (R-N.D.) and Chris Coons (D-Del.) and Representatives Mike Lawler (R-N.Y.-17) and Emanuel Cleaver (Mo.-5) reintroduced the Choice in Affordable Housing Act, bipartisan legislation that provides critically needed reforms to the U.S. Department of Housing and Urban Development’s (HUD) Section 8 Housing Choice Voucher (HCV) program.
The voluntary HCV program has long been an incredibly powerful shortterm tool to address our nation’s housing affordability challenges. Today’s program, however, remains overregulated, plagued with inefficiencies and burdensome regulatory requirements. Read more about the program at naahq. org/section-8-policy
This important legislation, which was previously introduced in both chambers last Congress, would ultimately bolster the HCV Program by:
• Empower Public Housing Authorities (PHAs) to offer incentives for housing providers that operate in areas of opportunity and for new participants;
• Provide security deposit assistance for renters who benefit from Section 8 and help protect rental communities;
• Allow greater flexibility in unit inspections while maintaining housing quality standards;
• Enable PHAs to hire dedicated “landlord liaisons” to recruit and support private housing providers; and
• Using Small Area Fair Market data to set rents fairly in certain metro areas.
“The National Apartment Association (NAA) and our more than 95,000 members understand the vital role of
the housing choice voucher program in addressing America’s housing crisis,” wrote NAA President & CEO Bob Pinnegar in a quote endorsing the legislation. “We support the Choice Act which addresses many challenges our members encounter and are ready to collaborate with Congress to reform the program. We appreciate the leadership of Senators Cramer and Coons, as well as Representatives Lawler and Cleaver, in introducing this crucial legislation.” NAA also worked collaboratively with both our industry partners and the advocate community to secure the reintroduction of this critical bipartisan legislation. NAA will continue to champion improvements to the Section 8 program and remains committed to advancing sustainable solutions that work to improve housing affordability across the country.
Special from the National Apartment Association
How
One of the unique things about Delaware Statutory Trust (DST) investments is they allow investors to include a variety of properties with different investment goals.
For example, a DST portfolio can include properties that have flexibility to increase potential returns throughout the lifecycle of the asset depending on market conditions, and properties that are designed to deliver stable, reliable income over a long-term basis. Kay Properties’ President Chay Lapin has coined this investment strategy, the “Anchor and Buoy” investment theory.
Learn how the Anchor and Buoy Investment Theory works, what property types are classified as anchor
Speaker
Chay Lapin President Kay Properties & Investments
or buoy asset classes, and how the structure of DSTs allows investors to own a fractional interest in a variety of property types, creating the opportunity to create greater diversification with anchor and buoy assets.
Webinar topics will cover:
• What is a “Anchor and Buoy” Investment Strategy?
• What is a “Buoy” Investment?
• What is an “Anchor” Investment?
• How Can DSTs combine both an anchor and buoy investment assets?
Date: Tuesday, April 22, 2025
Time: 10–11 a.m.
Location: Zoom Webinar
Cost: $15—Members Only Register at www.AAOC.com
Zoom link to be provided upon registration
Where else but at…
VERTICAL BLINDS
(We customize to your opening onsite)
MINIBLINDS
(Aluminum or vinyl 1”, 1.5” or 2”)
Faux wood miniblinds 2” (Call for pricing)
We can fix your old rail and purchase vane per piece or set
CLOSETDOORS: VINYL OR MIRRORED
24GA Steel, 1pc top channel & bottom track, 26GA frame molding, cameo white prefinished panel, steel braces are glued to each panel for added strength & rigidity & prevent warpage
Thru-the-Wall A/C: 12k BTU (115V/220V) Frigidaire, Friedrich, Garrison
WE CARRY:
or
VERTICAL MAILBOXES: 3, 4, 5, 6, or 7 doors
20”
or
1) APPLIANCES: stoves, air conditioners, wall furnaces; dishwashers; OTR microwave; wall ovens, cooktops; water heaters, range hoods & appliance parts
2) FLOORING MATERIALS: carpet, vinyl sheet, vinyl planks, 6-12mil wear layer, 12x12 & 18x18 tile
3) PLUMBING: toilets; kitchen and bathroom faucets; shower valves, repair parts for Mixet, Pfister, MOEN & Delta
4) ELECTRICAL: ceiling fans, indoor & outdoor light fixtures, repair parts
5) LOCKSETS: entry, double or single cyl deadbolts, privacy and passage locks; dummy knobs
6) REPAIR PARTS: for windows, kitchen drawers & cabinets, shower doors, screening materials, exhaust fan motors
7) VARIOUS OTHER NEEDS: garbage disposers, exhaust fan motors, vertical mailboxes, closet doors, medicine cabinets, cutting boards, deck paints, maintenance coating paints, vertical blinds sets & parts; hose bibs and lock, cleaning chemicals
Dishwasher: 18” or 24” Hotpoint or Frigidaire
General Wire
Replacement Cables: 3/8”; ½”, 25’, 50’, 75’ or 100’, Regular head, DH or DDH
Nylon
Polyester 17oz–30oz
Hill Bros & Life Paint Decks (Magnesite & Concrete)
COOKTOPS: 24”; 30” & 36”
Wall Furnace
Walloven: Brown or GE
Gas
Electric:
24” & 30” Brownstove, Hotpoint, Amana, GE & Whirlpool
Vinyl Planks 6–12mil
4th Quarter 2024 Update
Source: Co-Star www.costar.com 5 unit + properties
Source: RealPage, Inc. www.realpage.com
Primarily 100 unit + properties; “concession percentage” is the percentage of units offering concessions.
Source: RealPage, Inc.
Source: US Bureau of Labor Statistics; uses private sector wages, last month of quarter; not seasonally adjusted
Apartment Building Permits Issued by total # of units (not buildings)**
Source: U.S. Bureau of Labor Statistics; % change using last month of quarter versus same month one year previous
Source: U.S. Bureau of Labor Statistics; reflects last month of quarter
Pulse on the Marketplace is produced and edited exclusively for Apartment News by Nick Lieberman, President, Bona Fide Mortgage and AAOC Director Emeritus. For questions or comments: (949) 933-3543, or nlieberman@cox.net
* For CPI, “Orange County” includes Orange, Los Angeles, and Riverside Counties.
** For Apartment Building Permits, Average Monthy Employee Wages and Unemployment Rate, “Orange County” includes the Los Angeles–Long Beach–Anaheim, CA Metropolitan Statistical Area.
Costar data for 4th Quarter 2024 was not available at the time this article was written
Data for the Marketplace
A Carton of Eggs…The New “CPI”?
Before taking up the question of eggs, we’ll stipulate that the real CPI—the Consumer Price Index —compiled by the U.S. Bureau of Labor Statistics (BLS), is the most widely used inflation measuring metric for the United States. It captures costs from a huge array of goods and services from 26,000 retail establishments and over 4,000 housing units.
We’ll mention here that other noteworthy indices and surveys are often included in inflation discussions among investors, economists, academics and government officials. One that the Federal Reserve gives meaningful weight to is the Personal Consumption Expenditures (PCE) index, which takes a slightly different approach to measuring inflation compared to the CPI; the CPE tracks what consumers actually spend while CPI uses the prices listed on the supermarket shelf. In fact, there are an assortment of intensely researched, detailed, credible inflation measuring sources.
But here’s the issue with them: Consumers don’t necessarily find these indices relatable. How easy is it to wrap one’s head around a Personal Consumption Expenditures Index?
Here’s where the carton of eggs comes in.
As of the writing of this article on March 20, the sight of that price on the edge of the dairy case for a carton feels like a gut punch to lots of Americans and can leave an emotional mark.
Egg prices in some ways have become the “poster child” for inflation and are thought to be the most mentioned item when anyone talks about elevated prices.
Why is this important? Because perceptions, which of course do not necessarily reflect reality, play into inflation. If consumers subconsciously extrapolate that all prices have increased in some proportionate way to the jump in egg prices, that leads to distorted impressions about what is, in fact, happening with the true, overall cost of living.
Specifically, as to eggs, yes, prices have skyrocketed. From February 2024 to February 2025 the average price of a dozen eggs trampolined from $3.00 to $5.90 a carton—a 97% increase year over year
From a different perspective, the CPI, with its enormous basket of goods and services, tells us that over the same twelve-month period, the CPI (i.e. inflation) has risen a fairly modest 2.8%; contained within the broad CPI index, food prices climbed 2.6%.
The key economic reality to note here is that inflation feeds on inflationary expectations. That is, if one anticipates excessive inflation ahead, one tends to buy more things now to avoid paying even more later at an inflated price. This mindset and the spending behavior it promotes can distort supply and demand equilibrium and lead to more demand for goods and services than warranted—an infla-
tion fueling phenomena.
As to the facetiously posed question in the title…nope, sorry, the price of a carton of eggs can not be allowed to serve as a de facto CPI. Clearly, most investors give credence to the CPI and tend to conclude that the best estimate of actual inflation is something close in range to what BLS says it is.
The takeaway from all this is that we should not be influenced in macroeconomic policy decisions by frustrated consumers possibly conflating egg prices with the actual, overall cost of living, and who may pressure officials to “do something about ‘out-of-control’ inflation.” In fact, inflation, while still running above the Fed’s 2% target rate, has retreated significantly from the 9.1% CPI rate touched in June 2022 and is considered relatively subdued at present (not that we shouldn’t still fervently strive for the 2% target).
Ironically for apartment owners, in sharp contrast to the leap in egg prices, rents have gone virtually flat. As the adjacent chart reveals, in Q4 2024 rents rose by a mere 0.7% in Orange County and just 0.4% nationwide.
It’s a ginormous economy. There will always be winners and losers amidst the cycles. Let’s stick with accurate data to help it run as effectively as possible.
Final thought: I’m hoping grocery stores won’t start locking eggs in those cases that require someone with a key to get you a carton.
CAREER CENTER
AAOC helps connect multifamily employers and job seekers in Orange & Riverside Counties. The AAOC Multifamily Career Center is designed to help promote industry-specific job openings to current and prospective industry talent.
Employers can post job openings, view resumes, and pre-screen candidates.
Job seekers can search job openings, create alerts, post resumes, and apply online.
The AAOC Multifamily Career Center features:
Relevant, industry-specific job postings that will reach desired audiences
Email notifications directly to employers’ and candidates’ inboxes
Easy to use, web-based interface
Competitive job posting rates for AAOC members and non-members
Servicing Orange County We Manage & Sell in Your Neighborhood
• Scheduled annual inspections, interior/exterior
• 99.89% consistent collection each month
ORANGE COUNT Y SHERIFF’S DEPARTMENT
Ac tive Assailant Response and Prevention
Friday, May 9, 2025
10:00 -11:30 a.m. Webinar
Class Description:
At tendees will learn techniques and tactics to improve their chances of sur viving an active assailant situation, including barricade techniques, fighting tactics, and the proper sur vival mindset. At tendees will also learn the t ypical behavior pat terns associated with someone on the pathway to violence, the concept of leakage, and how to repor t suspicious behavior to the proper authorities.
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 – Special seminars on topics such as taxes, property
New Members
Oscar Properties
Francisco Properties
Jaramillo Properties
Calvary Baptist Church
Mohandas Properties
Ananth Properties
Wilkinson Drennan LLC
Muradliyan Properties
First Properties
SNR Law Group, PC
New Supplier Members
Sakeenah Redmond 17821 E 17th Street, 145 Tustin, CA 92780 sredmond@snrlawgroup.com
Floor Coverings International
Randy Thomas— randy.thomas@fcifloors.com 3501 W. Moore Avenue, Suite G Santa Ana, CA 92704 om.thomasr@ floorcoveringsinternational.com
Premier Commercial Painting South, Inc.
Robert Black 17150 Newhope #405 Fountain Valley, CA 92708 Rblackpcp@yahoo.com
Contract Carpet Corporation
Mark Lacey
850 Enterprise Way Fullerton, CA 92831 mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/
New Apartment Program for California
SUPPLIER CORNER
SNR Law Group is a boutique law firm based in Tustin, California, specializing in real estate law, business law, landlordtenant disputes, estate planning, and general counsel services. We provide legal solutions for property owners, real estate investors, landlords, business owners, and property managers throughout Orange County. Our mission is to protect your assets, minimize legal risks, and ensure compliance with complex regulations.
Our Legal Services
• Real Estate Law—Contract drafting, lease agreements, property disputes, deed transfers, and distressed property solutions.
• Landlord-Tenant Disputes Evictions, lease enforcement, tenant negotiations, and compliance with California rental laws.
• Business Law—Entity formation, contracts, partnership agreements,
and legal risk management for businesses.
• Estate Planning & Probate Real Estate—Trust and probate property sales, asset protection, and succession planning.
• General Counsel Services
Ongoing legal support for businesses, landlords, and investors, including:
– Contracts & Negotiation Business agreements, commercial leases, NDAs, and employment contracts.
SLAB LEAKS?
– Dispute Resolution & Litigation—Business conflicts, real estate disputes, evictions, and mediation.
– Debt Collection & Creditor Rights—Judgment enforcement, foreclosure support, and settlements.
Why Choose SNR Law Group?
• Expertise in real estate & business law
• Tailored legal strategies
• Efficient, cost-effective solutions
– Compliance & Risk Management—Entity structuring, corporate governance, and fair housing laws.
Located in Tustin, Orange County, we serve clients throughout Southern California.
Call (714) 731-0900
Visit snrlawgroup.com
Apartment Association of Orange County’s Supplier Directory
(Please see Supplier Contact Index for contact information)
Supplier 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.
Acoustic Ceiling Removal
BMS CAT
Pacific Environmental & Abatement Solutions Inc
S-Team Turn Overs
Access Control Solutions
A.S. Wise, Inc.
ADT Multifamily
Gatewise
GreenMarbles
Loss Prevention Systems, Inc.
Rently
Accounting Services
AllView Real Estate
Accounting Software
Entrata
MRI Software
Yardi Systems Inc.
Answering Service
Anyone Home
Entrata
Apartment Building Inspection
Automatic Fire Sprinklers
Green Home Solutions TrueEnviro
Villa Property Inspections LLC
Zebra Construction Inc.
Apartment Market Research Data
ALN Data
Apartment SEO
CBRE Multifamily SoCal – Dan Blackwell & Team
Yardi Systems Inc.
Apartment Rental Publications & Services
apartments.com
Intellirent
Zillow Rentals
Apartment/Student Housing
Colliers International
Kairos Investment Management Company
LaundryUp
Restoration Services Company
Vesync
Voit Real Estate Services
Appliances Sales, Service & Leasing
ACE Commercial Laundry Equipment, Inc.
Discount Appliance Guys
Expressions Home Gallery
Johnnies Appliances
L and D Appliance Corp.
National Service Company
R&B Wholesale Distributors, Inc.
Asbestos
Alliance Environmental Group
BMS CAT
FIRST ONSITE Restoration
Pacific Environmental & Abatement Solutions Inc
Restoration Management Company
Asphalt Sales & Service
Oliver Mahon Asphalt
Everline Coatings and Services—S Orange Co
Rose Paving LLC
Attorneys
Albrecht & Barney Law Corporation
AWB Law, P.C.
Brennan Law Firm
Duringer Law Group, PLC
Fisher & Phillips
Kimball, Tirey & St. John LLP
Newmeyer & Dillion, LLP
SNR Law Group, PC
SNS Law Group, LLP
Wesierski & Zurek LLP, Lawyers
Bath Restoration or Renovations
Buffalo Maintenance, Inc.
California Bath Restoration
OC Professional Maintenance Team
RBCI Inc.
S-Team Turn Overs
TASORO
Restoration Services Company
Biohazard
Bio-One of Orange
Bio SoCal
Knight Commercial
Kraken Restoration Inc.
Servpro of Newport Beach
Boiler Systems
H2O Heating Pros, Inc.
Ironwood Plumbing, Inc.
Spicer Mechanical
Water Heater Man, Inc.
Cabinets/Refinishing
Buffalo Maintenance, Inc.
Gogo Cabinets
KJ Design Center
MirrorMate Frames
Qwikkit
SM Painting Corp.
S-Team Turn Overs
TASORO
The Door & Window Company
Carpentry
Buffalo Maintenance, Inc.
Kustum Kunstrukshun
RBCI Inc.
Carpet Sales & Service
KJ Design Center
R&B Wholesale Distributors, Inc.
Chimney Sweeps
R1 Facility Services
Cleaning/Janitorial Services
Bio-One of Orange
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Molly Maid of Irvine, Saddleback and Temecula Valley
Junk King Orange County/Anaheim
Strategic Sanitation Services
Titanium Restoration Services Company
Collections
Duringer Law Group, PLC
David S. Schonfeld, Attorney at Law
Kimball, Tirey & St. John LLP
National Credit Systems
Communications
Cox Communications
MRI Software
Concrete Maintenance & Repair
Buffalo Maintenance, Inc.
Everline Coatings and Services—S Orange Co
Precision Concrete Cutting
Oliver Mahon Asphalt
Rose Paving LLC
Construction
Alpha Structural Inc.
Supplier Directory
continued from page 49
Construction (Continued)
Angelo Termite and Construction
Aquinas HVAC
BELFOR Property Restoration
Buffalo Maintenance, Inc.
CAMP Construction Services
Contract Carpet Corporation
DrBalcony
Ingersoll Rand
KD Electric Company
Kustum Kunstrukshun
OC Professional Maintenance Team
One Call Restoration
Optimum Seismic, Inc.
Prestige Construction and Renovation Services, Inc
RBCI Inc.
Rose Paving LLC
Schluter Systems
TASORO
Zebra Construction Inc.
Consulting
Colliers International
Gorman & Associates, Inc.
Intersolutions — Property Management Staffing Specialists
SNR Law Group, PC
Content Restoration
Green Home Solutions TrueEnviro
Countertops
Buffalo Maintenance, Inc.
California Bath Restoration
KJ Design Center
TASORO
Deck Coatings, Magnesite Repairs, Waterproofing
Crank Waterproofing
DrBalcony
Monument Roofing
Premier Commercial Painting South, Inc.
South Coast Deck Inspections
WICR Waterproofing & Decking
Digital Management Services
CHOOVIO Inc
Drain Cleaning
California Rooter & Plumbing
LA Hydro-Jet & Rooter Service, Inc.
Pipe Restoration Solutions, Inc
Draperies/Blinds/Window Coverings
Apex Window Décor
R&B Wholesale Distributors, Inc.
Drug & Alcohol Testing
Resident IQ
TAG / AMS, Inc.
Dryer Vent & Duct Cleaning
Alliance Environmental Group
Aquinas HVAC
Crown Building Services Inc.
R1 Facility Services
Electric Vehicle Products & Services
Gerhard Electric
GreenMarbles
KD Electric Company
REVS (Refuel Electric Vehicle Solutions)
S.E. Electrical Service Inc.
Electrical/Lighting
Electric Medics
Gerhard Electric
Green Zuru
KD Electric Company
Laguna Lighting
S.E. Electrical Service Inc.
Service 1st
Energy Management
Armada Power
CHOOVIO Inc
GoPowerEV
GreenMarbles
Pearlx
Rently
Synergy Companies
Yardi Systems Inc.
Environmental Consulting & Training
American Environmental Specialists, Inc.
Bio-One of Orange
Green Home Solutions TrueEnviro
Knight Commercial
Pacific Environmental & Abatement Solutions Inc
Restoration Management Company
Strategic Sanitation Services
Escrow
Genesis Bank
Estate/Financial Planning
Kimball, Tirey & St. John LLP
SNR Law Group, PC
Tax & Financial Group
Fencing & Gates
Buffalo Maintenance, Inc.
Loss Prevention Systems, Inc.
Premier Commercial Painting South, Inc.
Fire Safety
Automatic Fire Sprinklers
Black Bird Fire Protection, Inc.
Bob Peters Fire Protection
Fire & Flood Restoration
BluSky Restoration Contractors, LLC
BMS CAT
Bob Peters Fire Protection
Green Home Solutions TrueEnviro
Kraken Restoration Inc.
PRC Restoration
Restoration Management Company
Servpro of Newport Beach
Service First Restoration Inc
Flooring
Contract Carpet Corporation
Floor Coverings International
KJ Design Center
Real Floors
Redi Carpet
TASORO
Urban Surfaces
Furniture/Furniture Rental
AFR Furniture Rental
CORT Furniture Rental
Garage Doors
Loss Prevention Systems, Inc.
General Contractor
Alpha Structural Inc.
Angelo Termite and Construction
BELFOR Property Restoration
BluSky Restoration Contractors, LLC
Buffalo Maintenance, Inc.
Deck Diagnostics
EmpireWorks Reconstruction and Painting
FIRST ONSITE Restoration
Knight Commercial
Kustum Kunstrukshun
OC Professional Maintenance Team
PRC Restoration
RBCI Inc.
SM Painting Corp.
Service First Restoration Inc
Zebra Construction Inc.
Handyman
Buffalo Maintenance, Inc.
OC Professional Maintenance Team
SM Painting Corp.
Heating & Air Conditioning
Aquinas HVAC
Expressions Home Gallery
Ingersoll Rand
OC Professional Maintenance Team
R&B Wholesale Distributors, Inc.
Specialty AC Heat
Spicer Mechanical Insurance
Arroyo Insurance Services, Inc
AssuredPartners
Deans & Homer, Renter’s Insurance
Dick Wardlow Insurance Brokers
Entrata
Farmer’s Insurance — Theresa Simes Agency
Homewell Insurance Services Inc
ISU — The Olson Duncan Agency
Insurance Solutions of America
Navion Insurance Associates, Inc
NFP Property & Casualty
Prendiville Insurance Agency
Tax & Financial Group
TheGuarantors
Internet Services
Apartment SEO apartments.com
CitySide Networks, LLC
Cox Communications
Google Fiber
Inspections
Bob Peters Fire Protection
Deck Diagnostics
DrBalcony
One Call Restoration
One Structural — Balcony1 • Retrofit1 • ADU1
Pipe Restoration Solutions, Inc
R1 Facility Services
South Coast Deck Inspections
Villa Property Inspections LLC
Zebra Construction Inc.
Interior Design
Contract Carpet Corporation
MirrorMate Frames
Investments
American 1031
CFG Investments, Inc.
Kay Properties & Investments Company
LordCap Green
Tax & Financial Group
Junk Removal & Hauling
Gale Force Property Maintenance Inc.
Junk King Orange County/Anaheim
Kraken Restoration Inc.
The Junkluggers of Orange County
Kitchen Renovations
Buffalo Maintenance, Inc.
California Bath Restoration
Kustum Kunstrukshun
MirrorMate Frames
Schluter Systems
Landscape
Amerigreen Landscape
Laundry Equipment & Services
ACE Commercial Laundry Equipment, Inc.
All Valley Washer Service Inc.
Johnnies Appliances
National Service Company
PWS Laundry / Alliance
R&B Wholesale Distributors, Inc.
WASH Multi Family Laundry Systems
Leak Detection
CHOOVIO Inc
SAYA Life
Lending Institutions
CBRE Multifamily SoCal – Dan Blackwell & Team
Chase Multifamily Lending
Citizens Business Bank
Genesis Bank
Sunwest Bank
Torrey Pines Bank
Magnesite Repairs
Buffalo Maintenance, Inc.
Maintenance, Repairs, Products
ADT Multifamily
Aquinas HVAC
Bar-B-Clean
BG Multifamily
Buffalo Maintenance, Inc.
Contract Carpet Corporation
Evolution Building Efficiency
Gatewise
Ingersoll Rand
KD Electric Company
MirrorMate Frames
OC Professional Maintenance Team
Pacific Environmental & Abatement Solutions Inc
Service 1st
SM Painting Corp.
WICR Waterproofing & Decking
Marketing
Intellirent
Zumper
Mold Remediation
Alliance Environmental Group
American Environmental Specialists, Inc.
BELFOR Property Restoration
Bio-One of Orange
BMS CAT
FIRST ONSITE Restoration
Green Home Solutions TrueEnviro
Kraken Restoration Inc.
One Call Restoration
Pacific Environmental & Abatement Solutions Inc
Roto Rooter Service Company
Servpro of Newport Beach
Service First Restoration Inc
Multi-Family Advisory Services
Gorman & Associates, Inc.
SNR Law Group, PC
Voit Real Estate Services
Odor Removal
Alliance Environmental Group
FIRST ONSITE Restoration
Servpro of Newport Beach
Strategic Sanitation Services
Outdoor Furniture & Refinishing
Bassett Outdoor Contract
Patio Guys
Paint Sales & Service
Behr Paint
Dunn-Edwards Corporation
EmpireWorks Reconstruction and Painting
Kustum Kunstrukshun
OC Professional Maintenance Team
Premier Commercial Painting South, Inc.
R&B Wholesale Distributors, Inc.
SM Painting Corp. Supplier Directory — continued on page 52
Supplier Directory continued from page 51
Paint Sales & Service (Cont’d)
S-Team Turn Overs
West Coast Drywall & Paint
Parking
Reliant Parking Solutions, LLC
Zebra Construction Inc.
Pest Control
Alliance Environmental Group
Angelo Termite and Construction
Lloyd Pest Control
Western Exterminator Company
Plumbing, Contractors & Supplies
California Rooter & Plumbing
EZ Drain & Plumbing
Ironwood Plumbing, Inc.
Pfister
Pipe Restoration Solutions, Inc
R&B Wholesale Distributors, Inc.
Repipe Specialists, Inc
Roto Rooter Service Company
Schluter Systems Service 1st
Pool & Spa Service & Repair
Aquatic Facility Services Inc
Pacific Coast Commercial Pool Service
Service 1st
Power/Pressure Washing
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Everline Coatings and Services—S Orange Co
R1 Facility Services
Private Security
Citiguard, Inc.
FPK Security
Signal of OC/SD
Property Management
AIM Properties
Allen Properties
AllView Real Estate
API Property Management
CHOOVIO Inc
Consensys Property Management Company
DM Smithco
Dunlap Property Group
Fairgrove Property Management
Intersolutions — Property Management Staffing Specialists
JLE Property Management
L’Abri Management, Inc.
LoCali Management Group
The Management Works
Optim Real Estate Services Company
Orange County Property Management
ProActive Realty Investments
Reynolds Realty Advisors
Roberts Management & Investments
Satellite Management Company
South Coast Real Estate & Property Management
Property Management Software
Anyone Home
Entrata
Luminous
MRI Software
Reliant Parking Solutions, LLC
Rentler
Resident IQ
Snappt Inc.
Vesync
Yardi Systems Inc.
Property Management Staffing & Training
Approved Real Estate
BG Multifamily
Multi Team Staffing
NPM Staffing an InterSolutions Company
The Liberty Group
Rain Gutters
Argos Homes Systems
Gale Force Property Maintenance Inc.
Monument Roofing
R1 Facility Services
Real Estate/Investments
AllView Real Estate
CFG Investments, Inc.
CBRE Multifamily SoCal — Dan Blackwell & Team
Colliers International
DM Smithco
Gorman & Associates, Inc.
Investing in The OC
Kairos Investment Management Company
Kay Properties & Investments Company
MJC Realty
ProActive Realty Investments
Realtors Commercial Alliance of Orange County (RCAOC)
Shanon Ohmann Real Estate Group
SNS Law Group, LLP
Voit Real Estate Services
Real Estate Broker
AllView Real Estate
CBRE Multifamily SoCal — Dan Blackwell & Team
Gorman & Associates, Inc.
MJC Realty
Optim Real Estate Services Company
SNR Law Group, PC
Voit Real Estate Services
Reconstruction
BELFOR Property Restoration
EmpireWorks Reconstruction and Painting
Knight Commercial
One Call Restoration
RBCI Inc.
S-Team Turn Overs
Service First Restoration Inc
WICR Waterproofing & Decking
Rent Payment System
MRI Software
Resident IQ
Section 8 Management
Resident Screening
AllView Real Estate
Intellirent
MRI Software
Rentler
Resident IQ
Snappt Inc.
Yardi Systems Inc.
Roofing
CAMP Construction Services
Crank Waterproofing
Guardian Roofs by Sudduth Construction Inc.
Knight Commercial
Monument Roofing
Security Services/Patrol Services
ADT Multifamily
Brixton Protective Services Inc
California Safety Agency
Citiguard, Inc.
FPK Security
Gatewise
GreenMarbles
Loss Prevention Systems, Inc.
Signal of OC/SD
Snappt Inc.
— Balcony1 • Retrofit1 • ADU1
Optimum Seismic, Inc.
Service and Leasing
Snappt Inc.
TheGuarantors
Solar Thermal Pearlx
Staffing Service
Approved Real Estate
BG Multifamily
Intersolutions — Property Management Staffing Specialists
Multi Team Staffing
Sustainability/Green Energy
California Energy-Smart Homes
Energy Code
Green Home Solutions TrueEnviro
Optima Pearlx
Telecommunications
CitySide Networks, LLC
Cox Communications
Towing
Dedicated Transportation
Professional Towing LLC TO’ and MO’ Towing
Trash Service/Recycling
Junk King Orange County/Anaheim
Strategic Sanitation Services
Valet Living
Utilities & Sub Metering
CHOOVIO Inc
Google Fiber
Livable
Resident IQ
SAYA Life
Southern California Edison-Multi Family Program
Video Commercials
Intersolutions — Property Management Staffing Specialists
NPM Staffing an InterSolutions Company
Video Surveillance
Assure by Remote Ally
Gatewise
GreenMarbles
Loss Prevention Systems, Inc.
Water Heaters
California Rooter & Plumbing
H2O Heating Pros, Inc.
R&B Wholesale Distributors, Inc.
Roto Rooter Service Company
Water Heater Man, Inc.
Water Heaters Only, Inc.
Waterproofing
Crank Waterproofing
Premier Commercial Painting South, Inc.
S M Painting Corp.
Schluter Systems
WICR Waterproofing & Decking
Water Removal
ATI
BMS CAT
FIRST ONSITE Restoration
Kraken Restoration Inc.
One Call Restoration
Restoration Management Company
Website Development/Online Advertising
Apartment SEO
Windows & Doors
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Mesa Artificial Turf/Garage Doors
Milgard Windows & Doors
Moore Replacements
Newman Windows and Doors
The Door & Window Company
A.S. Wise, Inc.
Jean Sabga 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501
Apartment Association of Orange County’s Supplier Contact Index
(Please see AAOC’s Supplier Directory for Listings of Services)
All Supplier 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.
jsabga@aswise.net — www.aswise.net
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 68 for the location of our ad.
ADT Multifamily
Joseph Knaack
100 West Indian School Road, Apt. 1012 Phoenix, AZ 85013 (714) 277-2586
josephknaack@adt.com
AFR Furniture Rental
John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.com
AIM Properties
Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344
don@aimproperties.net — www.aimproperties.net Albrecht & Barney Law Corporation
Anson Cain–atc@albrechtbarney.com
1 Park Plaza, Suite 900 Irvine, CA 92614-5910 (949) 263-1040
mar@albrechtbarney.com
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 Property Management Services/Investments.
Alliance Environmental Group
Krystyn Roman—krystynroman@alliance-enviro.com 777 N Georgia Ave Azusa, CA 91702 (877) 858-6220 marketingteam@alliance-enviro.com
AllView Real Estate
Daniel Gutierrez 1501 Westcliff Drive, Suite 270 Newport Beach, California 92660 (949) 400-4275 info@allviewrealestate.com
ALN Data
Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218 Samantha@alndata.com — www.alndata.com
Apartment data and market research.
Alpha Structural Inc.
Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com
American 1031
Adam Bryan 10111 Petit Avenue North Hills, CA 91343 (310) 903-6757 adam@american1031.net
American Environmental Specialists, Inc. Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com
Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 68 for the location of our ad.
Amerigreen Landscape
Tammie Hourigan 1913 17th Street Suite 209 Santa Ana, CA 92705 (657) 487-4109 tammie@amerigreenls.com
Angelo Termite and Construction
Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809 info@angelotermite.com
See the Advertisers Index on Page 68 for the location of our ad.
Anyone Home
Jaime Conde 25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919 lightson@anyonehome.com
Engagement and automation tools through Contact Center and CRM software.
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
Adriana Mamola 3161 Michelson Dr, #1675 Irvine, CA 92612 (951) 522-3001 amamola@costar.com
#1 nationwide provider of information and advertising services.
Apex Window Décor
Deepa Gorajia 1132 E. Katella Ave, Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com — www.apexwindowdecor.com
See the Advertisers Index on Page 68 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
Aquatic Facility Services Inc
Ramiro Uribe 1290 North Red Gum Street Anaheim, CA 92806 (949)478-9931 ruribe@afsinconline.com
Aquinas HVAC
Eric Barnett 7438 Trade Street San Diego, CA 92121 (610) 410-3154 eric.barnett@aquinashvac.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 68 for the location of our ad.
Armada Power
Robert Cooke 230 West Street Columbus, OH 43215-2655 (909) 730-6509 robert.cooke@armadapower.com
Arroyo Insurance Services, Inc
Seamus McDonald 3480 Torrance Blvd., #301 Torrance, CA 90503 (310) 245-1925 seamusm@arroyoins.com
Supplier Contact Index — continued on page
Assure by Remote Ally
Eddie Conlon
4431 Corporate Center Drive, Suite 121 Los Alamitos, CA 90720 (866) 439-0318
conlon@remoteally.com
AssuredPartners
Kate Shoemaker
2913 S Pullman Street Santa Ana, CA 92705 (949) 417-4047
kate.shoemaker@assuredpartners.com
ATI
3360 La Palma Anaheim, CA 92806 (714) 412-0828
edwina.garcia@atirestoration.com
Automatic Fire Sprinklers
Chris Delany 7272 Mars Drive Huntington Beach, CA 92647 (714)841-2066 afs@afsfire.com
AWB Law, P.C.
Anthony Burton — anthony@awblawpc.com 2040 Main Street, Suite 500 Irvine, CA 92614 (949) 244-4207 admin@awblawpc.com
Bar-B-Clean
Bryan Weinstein
24655 Las Patranas Yorba Linda, CA 92887
bryan@bar-b-clean.com—http://www.bar-b-clean.com
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
BELFOR Property Restoration
Susan Nellor 2920 East White Star Avenue Anaheim, CA 92806 (714) 514-7158
susan.nellor@us.belfor.com
BG Multifamily
Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgmultifamily.com
Bio-One of Orange
Cory Flores 1439 West Chapman Avenue #159 Orange, CA 92868 (949) 306-1733
Cory@Biooneorange.com — www.biooneorange.com
Bio SoCal
Black Bird Fire Protection, Inc.
10282 Trask Ave Ste D
Garden Grove, CA 92843 (714) 462-6095
info@blackbirdfire.com
BluSky Restoration Contractors, LLC
Stefanie Koslosky 1183 Warner Ave Tustin, CA 92780 (657) 575-0388
Stefanie.koslosky@goblusky.com
BMS CAT
Timothy Keller 26021 Pala Dr #150
Mission Viejo, CA 92691 (949) 422-8708
tkeller@bmsmanagement.com — http://bmscat.com
Bob Peters Fire Protection
Laurie Vandebrake
3397 East 19th Street
Signal Hill, CA 90755 (562) 424-8486
LaurieV@bobpetersfire.com
Brennan Law Firm
Michael Brennan
67 Live Oak Avenue, Suite 105 Arcadia, CA 91006 (626) 294-0500
mike@mbrennanlaw.com
See the Advertisers Index on Page 68 for the location of our ad.
Brixton Protective Services Inc
Raymond Garcia 2323 West Lincoln Avenue, 137 Anaheim, CA 92801 (949) 619-6044 ray@brixtonprotective.com
Buffalo Maintenance, Inc.
Frank Alvarez 6861 Stanton Ave., Suite G Buena Park, CA 90621 (714) 956-8371 www.buffalomaintenance.com
See the Advertisers Index on Page 68 for the location of our ad.
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 68 for the location of our ad.
California Safety Agency
Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — www.csapatrol.com
CAMP Construction Services
Ronni Anthony 15139 South Post Oak Rd. Houston, TX 77053 (713) 413-2267 ranthony@campconstruction.com
CBRE Multifamily SoCal – Dan Blackwell & Team
CFG Investments, Inc.
Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430 steve@cfginvestments.com — www.cfginvestments.com
See the Advertisers Index on Page 68 for the location of our ad.
Chase Multifamily Lending
3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl
CHOOVIO Inc
Farhad Arvin 23191 La Cadena Drive, Suite 102 Laguna Hills, CA 92653 (949) 506-5600 sales@choovio.com
Citiguard, Inc.
Michael Steel
22736 Vanowen Street, #300 West Hills, CA 91307 (747) 251-1182
Michael@Citiguardinc.com
Citizens Business Bank
Michael Duran
2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150
mduran@cbbank.com — http://www.cbbank.com
CitySide Networks, LLC
Mike Gourzis
134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com Supplier Contact Index
Alan Cohen — Alan@BioSoCal.com 4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000
Info@BioSoCal.com — https://biosocal.com/
Daniel Blackwell 18575 Jamboree Rd, Suite 600 Irvine, CA 92612 (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 68 for the location of our ad.
100 Spectrum Center Drive, Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.com
Colliers International
Pat Swanson
3 Park Plaza, Ste 1200 Irvine, CA 92614 (949) 724-5564 pat.swanson@colliers.com
Consensys Property Management Company
Laurel Dial
1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400
laureld@consensyspm.com — www.consensyspm.com
Contract Carpet Corporation
Mark Lacey
850 Enterprise Way Fullerton, CA 92831
mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/ CORT Furniture Rental
Carleen Martin
8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711
Carleen.Martin@cort.com — www.cort.com
Cox Communications
Alicia Gray
27121 Towne Centre Dr, Suite 125
Foothill Ranch, CA 92610 (949) 563-8163
alicia.gray@cox.com
Crank Waterproofing
Rocky Glover
Supplier Contact Index
Supplier Contact Index — continued from page 56
Crown Building Services Inc.
Jason Maslach
548 Malloy Ct. Corona, CA 92878 (714) 694-1007
jason@crownservicesinc.com – www.crownservicesinc.com
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
Deck Diagnostics
Ronald White
17341 Irvine Boulevard, Suite 200 Tustin, CA 92780 (714)502-9029
hdc.canfixit@gmail.com
See the Advertisers Index on Page 68 for the location of our ad.
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.
Discount Appliance Guys
Frank Morales
2041 Rosecrans Avenue, Suite 363 El Segundo, CA 90245 (310) 955-7408
frank@discountapplianceguys.com
DM Smithco
Duane Van Handel
1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147 v456-9983
dvh@dmsmithco.com
DrBalcony
Eric Lenning 2500 Red Hill Avenue, Suite 200 Santa Ana, CA 92780 (805) 334-0037 eric@drbalcony.com
Dunlap Property Group
Paul Dunlap 801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111
pdunlap@dpgre.com — www.dpgre.com Dunn-Edwards Corporation
Jessica Seitz
1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969
Jessica.Seitz@dunnedwards.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.
Electric Medics
Mike Parks
28052 Camino Capistrano, 105 Mission Viejo, CA 92677 (949) 462-9200 electricmedics@gmail.com
See the Advertisers Index on Page 68 for the location of our ad.
EmpireWorks Reconstruction and Painting
Chet Oshiro
1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com
Energy Code Ace
Zee Hussein 6042 Irwindale Avenue Irwindale, CA 91702 (714) 232-5851 zalmie.hussein@noresco.com
Entrata
Kristin Teale
4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 kteale@entrata.com
Everline Coatings and Services—S Orange Co
Srinivas Hanumansetty
23111 Antonio Parkway Suite 200 Rancho Santa Margarita, CA 92688 (949) 216-8368 srinivas@everlinecoatings.com https://everlinecoatings.com/us/southern-orange-county/
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
See the Advertisers Index on Page 68 for the location of our ad.
Fairgrove Property Management
Marco Vartanian — mvartanian@fairgrovepm.com 2355 Main Street, Suite 120 Irvine, CA 92614 (714) 541-0288 info@fairgrovepm.com — https://fairgrovepm.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 Insurance for apartments, business, auto, home, life, etc.
See the Advertisers Index on Page 68 for the location of our ad.
FIRST ONSITE Restoration
Amit Gandhi
1275 North Grove Street Anaheim, CA 92806 (619) 537-9499
amit.gandhi@firstonsite.com — https://firstonsite.com/
Fisher & Phillips
2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424
cbaran@laborlawyers.com
Floor Coverings International
Randy Thomas — randy.thomas@fcifloors.com 3501 W. Moore Avenue, Suite G Santa Ana, CA 92704 om.thomasr@floorcoveringsinternational.com
FPK Security
Steve Flamm
P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com — www.fpksecurity.com
Gale Force Property Maintenance Inc.
Marisa Thompson 31915 Rancho California Rd, Ste. 200-401 Temecula, CA 92596 (951) 225-5019 marisa@galeforcepm.com
Gatewise
Joseph Knaack 2900 Weslayan Street Houston, AZ 85013 (714) 277-2586 joseph@gatewise.com
Genesis Bank
Lauren DiBiase 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226 ldibiase@mygenesisbank.com
Gerhard Electric
Mark Gerhard—mark@gerhardelectric.com 22961 La Cadena Drive Laguna Hills, CA 92653 (949) 951-0490 service@gerhardelectric.com
Gogo Cabinets
Warren Chong 1726 Tyler Avenue
South El Monte, CA 91733-3430 (626)328-6071 w.chong@gogocabinet.com
Google Fiber
Carol Luong
19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346 luongcarol@google.com
GoPowerEV
Rachel Corn 9211 Harlow Avenue Los Angeles, CA 90034 (781) 264-3696 rachel.corn@gmail.com
Gorman & Associates, Inc.
Timothy Gorman 272 South Poplar Avenue Unit 101 Brea, CA 92821-5587 (714) 932-9673 gormantim@att.net
See the Advertisers Index on Page 68 for the location of our ad.
Green Home Solutions TrueEnviro
James Armendariz
20984 Bake Pkwy, Ste 100 Lake Forest, CA 92630 (909) 238-4169 socal@trueenviro.com
GreenMarbles
Andrew Gulick
3419 Via Lido, Suite 388 Newport Beach, CA 92663-3908 (866) 442-7012 andrew.gulick@greenmarbles.com https://greenmarbles.com
Green Zuru
Michael Juker
9650 Telstar Ave. Unit - A El Monte, CA 91731 (323) 746-3730 Michael@greenzuru.com
Supplier Contact Index — continued on page 60
With the new Livable Pro, Housing Providers of any size can bill back Residents for master-billed utilities and amenities.
WATER/SEWER PEST CONTROL
LANDSCAPING TRASH
The FIRST DIY solution to recover masterbilled utilities, Livable’s new Pro platform lets Housing Providers and Property Managers divide utility bills using occupancy, square footage or by unit. Don’t worry - we still offer Billing Automation for larger management companies!
Billing transparency
Manager & Resident portals
Free setup
No unit minimums HIGHLIGHTS:
Contact Index — continued from page 58
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 68 for the location of our ad.
H2O Heating Pros, Inc.
Tim Caufield — timcaufield@h2oheatingpros.com P.O. Box 91
Menifee, CA 92586 (951) 405-0015
email@h2oheatingpros.com — www.h2oheatingpros.com
HMWC, CPAs & Business Advisors
David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000
david@hmwccpa.com
Homewell Insurance Services Inc
Ryan Brewart 4150 Concours Street, Suite 260 Ontario, CA 91764-5913 (909) 509-8103 Ryan@homewellins.com
Ingersoll Rand
Jesse Estrada 11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com
Insurance Solutions of America
Coleen Badawi
7365 Carnelian Street STE 201 Rancho Cucamonga, CA 91730 (909) 942-9946 coleen@isaagent.us
See the Advertisers Index on Page 68 for the location of our ad.
Intellirent
Cassandra Joachim 632 Commercial Street, 5th Floor San Francisco, CA 94111 (415) 849-4400 info@myintellirent.com
Intersolutions — Property Management Staffing Specialists
Laura Aliberti 17762 Manchester Avenue Irvine, CA 92614-6649 (858) 367-5998 laliberti@intersolutions.com - www.intersolutions.com
Investing in The OC
Mercedes Shaffer 1200 Newport Center Drive Newport Beach, CA 92660 (714) 330-9999
InvestingInTheOC@gmail.com — http://investingintheoc.com
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 700 West 1st Street, Suite 12 Tustin, CA 92780 (714) 778-0480
www.jle1.com — denise@jle1.com
See the Advertisers Index on Page 68 for the location of our ad.
Johnnies Appliances
Tommy Martinez 12018 Paramount Blvd Downey, CA 90242 (562) 861-3819
tommy.martinez@johnniesappliances.com
See the Advertisers Index on Page 68 for the location of our ad.
Junk King Orange County/Anaheim
Lee Turrini 9272 Jeronimo Rd, Suite 108 Irvine, CA 92618 (949)677-1132
Leeturrini@junk-king.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
See the Advertisers Index on Page 68 for the location of our ad.
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
Michael Chen
2040 Main St., Suite 500 Irvine, CA 92614 (949) 476-5585
Michael.Chen@kts-law.com
KJ Design Center
Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180
accounting@kjdesigncenter.com
Knight Commercial
Amit Gandhi
3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307
a.gandhi@knightcommercial.com — www.knightcommercial.com
Kraken Restoration Inc.
Todd Gelatka P.O. Box 80958
Rancho Santa Margarita, CA 92688 (949) 570-2424
4Krakenrestoration@gmail.com
Kustum Kunstrukshun
Jonathan Muller
7611 Volga Drive, 1 Huntington Beach, CA 92647 (562)370-6080
josh@kustumk.com—https://kustumk.com/
L’Abri Management, Inc. 8141 E. Second Street, Suite 300 Downey, CA 90241 (714) 826-9972
www.labri-inc.com
Full service property management provider for 16+ units.
L and D Appliance Corp.
Henry Hsu 11969 Telegraph Rd Santa Fe Springs, CA 90670 (562) 946-1105
edison@lndappl.com
LA Hydro-Jet & Rooter Service, Inc.
Dan Baldwin 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426
dbaldwin@lahydrojet.com
Laguna Lighting
Sibyl Margaretis 22732 Granite Way, Suite A Laguna Hills, CA 92653 (949) 804-8973
lls@lagunalighting.org
See the Advertisers Index on Page 68 for the location of our ad. 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 68 for the location of our ad.
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 2808 E Katella Ave #104 Orange, CA 92867 nathan@livinglocali.com—http://www.livinglocali.com
LordCap Green
Jessica Collins 14 Wall Street, Ste 1720
New York, NY 10005 (212) 400-7142 team@lordcapgreen.com — https://www.lordcapgreen.com
Loss Prevention Systems, Inc.
Eric Straub 43234 Business Park Dr., #101 Temecula, CA 92590 (888) 266-5677 eric_straub@2noloss.com
Supplier Contact Index — continued on page 62
Supplier
Contact Index —
continued from page 61
Luminous
Joel Duchesne 2911 1/2 Hewitt Ave., Suite 8 Everett, WA 98201 (866) 387-7275
help@luminousresidential.com
Milgard Windows & Doors
Mike Mills
26879 Diaz Road Temecula, CA 92590 (951) 536-0275
mikemills@milgard.com — http://milgard.com
MirrorMate Frames
Dustin Murphy
9317 Monroe Road, Suite A Charlotte, NC 28270 (704) 390-7374
dustin@mirrormate.com
MJC Realty
Joel Carlson
3 Upper Newport Plaza Drive, First Floor Newport Beach, CA 92658 (714) 271-7322
joel@joelcarlson.com
Molly Maid of Irvine, Saddleback and Temecula Valley
Scott Sims 20984 Bake Parkway #102 Lake Forest, CA 92630 (949) 367-8000 x 2
scott.sims@mollymaid.com www.mollymaid.com/irvine-saddleback-valley/
Moore Replacements
Mike Moore
1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626 (714) 963-0505
mike@moorereplacements.com
Monument Roofing
Aaron Martin
625 W. Katella Ave. #29 Orange, CA 92867 (714) 538-3330
customerservice@mccarthyroofing.com
See the Advertisers Index on Page 76 for the location of our ad. MRI Software
Mary Greene
28925 Fountain Parkway Solon, OH 44139-4356 (714) 403-3622 mary.greene@mrisoftware.com — http://www.checkpointid.com
Multi Team Staffing
Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841 teresa@multiteam.net — www.multiteamservices.com
National Credit Systems
Gordon Marshall
1775 The Exchange SE Suite 300 Marietta, GA 30339 (800) 515-6858 gmarshall@nationalcreditsystems.com
National Service Company
Anel Burgin
845 N Commerce St Orange, CA 92867 (714) 633-1811 ab_national@yahoo.com — www.apartmentlaundry.com
See the Advertisers Index on Page 68 for the location of our ad.
Navion Insurance Associates, Inc
Shawntae Stewart 23001 La Palma Avenue, Ste 120 Yorba Linda, CA 92887 (714) 202-4711 sstewart@navionins.com — www.navionins.com
Newman Windows and Doors
Ruthie Vaughn 6110 Yarrow Drive Carlsbad, CA 92011 (760) 438-8080 ruthiev@newmanwindows.com
Newmeyer & Dillion, LLP
Rondi Walsh
895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.com
NFP Property & Casualty
Eric R. Marrs, CIC, CRM, Vice President 1551 Tustin Avenue, Suite 500 Santa Ana, CA 92705 (714) 617-2446 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
OC Professional Maintenance Team
Jennifer Barragan 1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633 info@ocproteam.com
See the Advertisers Index on Page 68 for the location of our ad.
Oliver Mahon Asphalt
Michelle Hogge 182 Wells Place Costa Mesa, CA 92627 (949) 548-6398 admin@olivermahon.com
One Call Restoration
Anthony Nocera 1240 S Wright Street Santa Ana, CA 92705 (562) 824-1234 tony@onecallsm.com
One Structural — Balcony1 • Retrofit1 • ADU1
Helen Fower
19326 Ventura Boulevard, Suite 201 Los Angeles, CA 91356 (818) 996-6245 helen@retrofit1.com
Optimum Seismic, Inc.
Ali Sahabi
5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000 asahabi@optimumseismic.com — www.optimumseismic.com
See the Advertisers Index on Page 68 for the location of our ad.
Orange County Property Management
Eric Reichert 17951 Lyons Circle Huntington Beach, CA 92647-7167 (714) 840-1700 eric@ocmgmt.com — orangecountypropertymanagement.com
See the Advertisers Index on Page 68 for the location of our ad.
Pacific Coast Commercial Pool Service
Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881 rdklump@gmail.com
Pacific Environmental & Abatement Solutions Inc
Kristine Ramos kristine@peasolutions.com
P.O. Box 459 Surfside, CA 90743 (714)379-5029 info@peasolutions.com
Patio Guys
Joanna Solis 2907 Oak St Santa Ana, CA 92707 (800) 310-4897 commercial@patioguys.com
Pearlx
Phillip Forrester 1612 Cambridge Circle Charlottesville, VA 22903 (323) 863-8403 pf@pearlxinfra.com
Pfister
Jonna Slaybaugh 1935 Poncha Court Larkspur, CO 80118 (720)381-9307 Jonna.slaybaugh@spectrumbrands.com
Pipe Restoration Solutions, Inc
Chris Diaz chris@prspipe.com 15510 Rockfield Blvd, Suite C100 Irvine, CA 92618 (800) 652-7604 info@prspipe.com https://www.piperestorationsolutions.com/
PK Security, Inc.
Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com
PRC Restoration
Freddy Rodriguez 23839 Banning Blvd Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — www.prcrestoration.com
Precision Concrete Cutting
Aaron Anderson 650 S Grand Ave #108 Santa Ana, CA 92705 (760) 448-0979 aaron@pcctriphazardremoval.com — www.safesidewalks.com
Premier Commercial Painting South, Inc.
Robert Black 17150 Newhope #405 Fountain Valley, CA 92708 Rblackpcp@yahoo.com
Prendiville Insurance Agency
Angela Weiss
24661 Del Prado, Suite 3
Dana Point, CA 92629-2805 (949) 487-9696
angela@prendivilleagency.com
Prestige Construction and Renovation Services, Inc
Sam Elzein — selzein@prestigecrs.com
2600 Newport Boulevard, Suite 114
Newport Beach, CA 92663 (951) 314-5457
support@prestigecrs.com
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.
Professional Towing LLC
Alberto Castellanos 593 North Batavia Street Orange, CA 92868-1218 (714) 616-0290 dispatch@albertostowing.com
PWS Laundry / Alliance
John Endahl 12020 Garfield Ave South Gate, CA 90280 (323) 721-8832
jendahl@pswlaundry.com — www.pwslaundrywest.com
Qwikkit
Jennifer Mau
tradeshows@Qwikkit.com 7350 Langfield Road Houston, TX 77092 (713) 540-3205 j.mau@qwikkit.com
R1 Facility Services
Casey Powell 2025 Guadalupe Street, Suite 260 #2788 Austin, TX 78705 (737) 352-4202 cpowell@r1facilityservices.com — http://r1fs.co
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 68 for the location of our ad.
RBCI Inc.
Randi Favela 1121 East Elm Ave Fullerton, CA 92831 (714) 401-7646 randi@rbci.inc
Real Floors
Delia Chamberlain—delia.chamberlain@realfloors.com 560 Webb Industrial Dr Marietta, GA 30062 (810)444-1550 jessica.mcconnell@realfloors.com
Redi Carpet
Dave Adams
1900 S Proforma Avenue Suite A1 Ontario, CA 91761 (714) 458-0677 dave.adams@redicarpet.com
Reliant Parking Solutions, LLC
Kevin Wexler PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com
S.E. ELECTRICAL SERVICES, INC.
Rentler
Barton Strawn
200 Civic Center Drive, Suite 150 Sandy, UT 84070 (888) 222-1009 www.rentler.com/partner/aaoc — membership@rentler.com
Rently
Zach Goulhiane 6300 Wilshire Boulevard, Suite 620 Los Angeles, CA 90048 (323) 375-5778 zach@rently.com
Repipe Specialists, Inc
Daniel Johnston
245 East Olive Ave, 5th Floor Burbank, CA 91502 (703) 801-8269 daniel.johnston@repipespecialists.com
Resident IQ
Angela Mackey — angela.mackey@residentiq.com 2035 Lakeside Centre Way Suite 250 Knoxville, TN 379220 (949) 698-3662 sales@residentiq.com
Restoration Management Company
Staling Ngoy 4925 East Hunter Avenue Anaheim, CA 92807 staling.ngoy@rmc.com—http://www.rmc.com
REVS (Refuel Electric Vehicle Solutions)
David Aaronson
3753 Nottingham St Houston, TX 77005 (713) 927-1693 daaronson@refuelevs.com — www.refuelevs.com
Supplier Contact Index — continued on page
Supplier Contact Index — continued from page 63
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 68 for the location of our ad.
Rose Paving LLC
Aaron Anderson
10200 Matern Place
Santa Fe Springs, CA 90670-3248 (562) 662-2329
aaron.anderson@rosepaving.com — www.rosepaving.com
Roto Rooter Service Company
Jacob Coe 1501 Railroad Street Corona, CA 92878 (714) 666-1665 jacob.coe@rrsc.com
S-Team Turn Overs
Carlos Mercado 2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522 cmercado@steamoc.com
S.E. Electrical Service Inc.
Sam Edalati
6282 Abraham Avenue Westminster, CA 92683 (714) 448-6252 seelectricoc@verizon.net
See the Advertisers Index on Page 68 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
SAYA Life
Sanjay Poojary 525 S Hewitt Street Los Angeles, CA 90013 (949) 241-3365 spoojary@saya.life
Schluter Systems
Mary Yocum 15 Nantucket Lane Aliso Viejo, CA 92656 (714) 329-0355 myocum@schluter.com
Servpro of Newport Beach
Service First Restoration Inc
Christian Rovsek 23192 Verdugo Dr, Suite D Laguna Hills, CA 92653 (855)883-4778
accounting@callservicefirst.com — www.callservicefirst.com
Shanon Ohmann Real Estate Group
Shanon Ohmann 28361 Lakewood Drive Laguna Niguel, CA 92677 (949) 309-1244 Shanonohmann@gmail.com
Signal of OC/SD
Gilbert Holguin 2140 West Chapman Avenue Suite #250 Orange, CA 92868 (714) 715-2157 gholguin@teamsignal.com — https://www.teamsignal.com/
SM Painting Corp
Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 (714) 322-9006 salvadormunguiac@yahoo.com http://www.salvadormunguiapaintingco.com Snappt Inc. dcooper@snappt.com — www.snappt.com
SNS Law Group, LLP
Rozita Levy
11400 West Olympic Boulevard, Ste. 200 Los Angeles, CA 90064-1550 (310) 770-4240
Rozy@snslawgroup.com
South Coast Deck Inspections
Michael Malki
1095 N. Main St. Suite Q Orange, CA 92867 (657) 707-9127
admin@southcoastdeck.com — southcoastdeckinspections.com
See the Advertisers Index on Page 68 for the location of our ad.
South Coast Real Estate & Property Management
1927 Harbor Blvd., #370 Costa Mesa, CA 92627 (800) 541-1962
paul@southcoastrealestatebroker.com
Southern California Edison-Multi Family Program
Mary Finn Parker
1515 Walnut Grove Ave
Rosemead, CA 91770 (714) 307-5274
mary.finn@sce.com — www.sce.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
Sunwest Bank
Lesley Wright 2050 Main Street Irvine, CA 92614 (714)730-4437
lwright@sunwestbank.com
Synergy Companies
Douglas Price
90 Business Park Drive Perris, CA 92571 (951)443-6151
Doug.Price@synergycompanies.com
TAG / AMS, Inc.
Rick Denver 10572 Chestnut Street Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com
TASORO
Annie Bing 14107 Brighton Ave Gardena, CA 90249 (714) 925-0598
ab@tasoroproducts.com — https://tasoroproducts.com/ Tax & Financial Group
Justin Hess
4001 MacArthur Blvd. 3rd Floor
Newport Beach, CA 92660 (949) 223-8434
justin.hess@tfgroup.com
The Door & Window Company
Elsa Pizana
1529 W. Alton Avenue
Santa Ana, CA 92704 (714) 754-4085
elsa@thedoorandwindow.com
TheGuarantors
Alexandra Nazaire
1 World Trade Center
New York, NY 10007 (212) 266-0020 associations@theguarantors.com — success@theguarantors.com
The Junkluggers of Orange County
Kyle Mussche 1135 West Katella Avenue
Orange, CA 92867 (714) 493-7625
kyle.mussche@junkluggers.com
The Liberty Group
Carrie Floyd
11801 Pierce Street, Suite 200 Riverside, CA 92505 (951) 744-0057
carrief@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.
Torrey Pines Bank
Patrick Davern
600 Anton Boulevard Costa Mesa, California 92626 (213) 362-5288 pdavern@torreypinesbank.com
Urban Surfaces
Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645
brandon.c@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
Villa Property Inspections LLC
Tony Escamilla 1012 West Duarte Road, 14 Arcadia, CA 91007 (800) 465-0153 tony@inspectaproperty.com — https://inspectaproperty.com/
Voit Real Estate Services
Joe Leon 2020 Main Street, Suite 100 Irvine, CA 92614 (949) 939-9898 jleon@voitco.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 68 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
Water Heater/boiler service and installation.
Water Heaters Only, Inc.
Nate Moran
970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180 nate@waterheatersonly.com — https://waterheatersonly.com
Wesierski & Zurek LLP, Lawyers
Thomas B Cummings Esq. 1 Corporate Park Dr, Fl 2 Irvine, CA 92606 (949) 975-1000 tcummings@wzllp.com — www.wzllp.com Defense of Landlord/Tenant, Premises Liability and Employment Matters.
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
Yardi Systems Inc.
Brigitta Eggelston 430 S Fairview Ave Santa Barbara, CA 93117 (805) 699-2040 x1424 brigitta.eggleston@yardi.com
Ygrene Energy Fund
Emily Ramey 2100 South McDowell Blvd. Petaluma, CA 94954 (415) 261-7578 emily.ramey@ygrene.com
Zebra Construction Inc.
Michelle Durey - michelle@zebraconstruct.com 2523 S Robertson Blvd Los Angeles, CA 90034 (310) 890-3989 info@zebraconstruct.com
Zillow Rentals
Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — http://www.zillow.com
Zumper 49 Geary St. San Francisco, CA 94108 714) 262-4213 darcy@zumper.com
