Apartment News
Departments
CALENDAR OF EVENTS
JUNE
2 - CRHP #1
Monday, 6–9 pM, online
2 - Intellirent
Monday, 10–11:00 aM, online
3 - Committee Meetings
Tuesday, 9 aM–5 pM, online
9 - CRHP #2
Monday, 6–9 pM, online
10 - NAA Apartmentalize
Tuesday, las Vegas, nV
11 - NAA Apartmentalize
Wednesday, las Vegas, nV
12 - NAA Apartmentalize
Thursday, las Vegas, nV
13 - NAA Apartmentalize
Friday, las Vegas, nV
16 - CRHP #3
Monday, 6–9 pM, online
17 - Board of Directors Meeting
Tuesday, 6 pM, online
18 - General Membership Meeting
Wednesday, 7–9 pM, elks l odge, sanTa ana
23 - CRHP #4
Monday, 6–9 pM, online
30 - CRHP #5
Monday, 6–9 pM, online
Apartment News
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
4 - Independence Day
Friday, oFFice closed
7 - CRHP #6
Monday, 6–9 pM, online
8 - Committee Meetings
JULY
Tuesday, 9 aM–5 pM, online
10 - Lunchtime Learning
Thursday, 12–1 pM, online, see page 21
11 - Leasing 101: Class #1
Friday, 9 aM–12 pM, cosTar audiToriuM, ir Vine, see page 42
14 - Welcome Home OC
Monday, 10 aM, online
14 - CRHP #7
Monday, 6–9 pM, online
15 - Board of Directors Meeting
Tuesday, 6 pM, online
18 - Leasing 101: Class #2
Friday, 9 aM–12 pM, cosTar audiToriuM, ir Vine, see page 42
21 - CRHP #8
Monday, 6–9 pM, online
21 - Intellirent
Monday, 10–11 aM, online
24 - ADA Compliance & Reasonable Accommodations
Thursday, 10–11 aM, online, see page 40
25 - Leasing 101: Class #3
Friday, 9 aM–12 pM, cosTar audiToriuM, ir Vine, see page 42
28 - CRHP #9
Monday, 6–9 pM, online
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
To Insure or Not to Insure: That is The Question.
Ipurposely chose this play on words from Hamlet as the title of this message because, regarding acquiring and maintaining policies to ensure our properties and businesses, that is the question.
In her op-ed published in CALMATTERS on March 11, 2025, Levi Sumagaysay wrote that the FAIR Plan was at risk of running out of money due to claims from the LA fires and had recently asked for a $1 billion lifeline. Its member insurance companies were on the hook for that amount, and up to half of that cost could be passed along to their customers.
I know many of us, including myself, have faced substantial premium increases, assuming renewals weren’t outright declined by the insurer. When insurance policies are renewed, they often require substantial conditions of renewal, including replacing key infrastructure like older interior circuit breaker panels. On-site inspections of your complexes
and rental units are almost a certainty. I recently had to replace the fencing around my pool because the individual chain links were too large!
California is not the only State experiencing insurance binding and underwriting issues. Even for my cattle ranching operations in north Idaho, my attempts to attain coverage were declined 14 times. To get a carrier to insure the ranch, I had to take a deep dive into the reasons for the declinations, which centered on my beef production program. I provided potential insurers with evidence that my animals were taken exclusively to USDA processing facilities and that all employees, including myself, were Beef Quality Assurance certified. I only offer my ranching experience as an example of how, yes, the burden of proof of why insurance companies should insure our properties is more on us than ever.
“Insurance underwriters require very detailed information regarding the
characteristics of a building, including specifics as to all updates performed and when they were performed,” Dan Marrs, a long-time family friend from HUB International, shared, as an example. “Going as far as requiring proof of completion and copies of roof inspections. It is becoming increasingly difficult to place frame, non-sprinklered buildings with California admitted carriers.” In these challenging times, when pursuing insurance for our properties and investments, preparation and precision are key.
I always like to wrap up my President’s Message by thanking you for your membership and encouraging you to utilize our services, and this month is no different. Reach out to our insurance brokers in this magazine with any questions or requests for assistance to ensure your hard-earned dollars are insured and protected.
Because where there is a will—and a strategy—there is a way to get the answer to the question we want.
Yours, very sincerely and respectfully,
John Tomlinson
Sponsored by:
Wednesday, June 18, 2025 • 7–9 p.m.
Ask the Attorneys!
The more you know and can learn about California’s constantly changing fair housing, landlord-tenant, and employment laws, the better prepared and protected you will be as a rental-housing provider.
This is your opportunity to not only hear from a seasoned panel of legal professionals on the issues that matter to you, but also to have your questions answered.
Each speaker will provide a “brief” update on key issues and trends in their respective fields of law, then the floor will be yours—to ask the attorneys—and have your general legal questions answered.
Panelists:
Christine Baran Fisher Phillips
Anthony Burton AWB Law
Rondi Walsh Newmeyer & Dillion
Social Security Recipients: The Next Protected Class of Renter?
Are you a bit interested in how the legislature thinks about residential rental property owners and managers? You need not read farther than this article.
Do you think tenants who rely on social security payments to pay rent should be exempt from an eviction? If Assembly Member Isaac Byran answered this question, his answer would be a resounding, “Yes!”
Do you agree with Mr. Bryan?
AB 246 (Bryan) would prohibit courts from issuing a summons on an Unlawful Detainer (UD) complaint during a “declared” interruption of Social Security payments, if the tenant is reliant upon Social Security for income and the UD complaint is for non-payment of rent. According to the assembly member, the Trump administration has cut the federal work force and closed Social Security offices, thereby creating a distinct possibility that recipients of Social Security payments could experience disruptions of payments in the next few years. Therefore, the author of the legislation argues this bill is necessary as a “precautionary measure that will protect seniors and people with disabilities from unjust evictions if there is a declared interruption from unjust evictions if there is a declared interruption in their SSA payments.”
The intent of the bill is clear, and in the eyes of some, “admirable,” because it creates a complex process for granting relief to social security beneficiaries
if the payments stop. The bill charges the state Department of Finance (DOF) to “monitor” social security payments and if it determines there is a disruption, to then deliver notice of its determination to the Joint Legislative Budget Committee, other relevant legislative committees, and the Judicial Council.
The so-called “declared” disruption begins when the Joint Legislative Budget Committee receives the notice. Next, the bill prohibits all the state courts from issuing a UD summons during a declared disruption if the action is for non-payment of rent and the tenant receives social security payments.
The bill also imposes detailed notice and filing requirements on a residential rental property owner/agent seeking to evict a tenant during a declared disruption. The bill also requires the notice to pay rent or quit to be accompanied by a “declaration of social security-related financial distress” form and permits the qualified tenant to deliver the completed form to the owner/agent within 15 days (as if this is really going to happen). If the tenant delivers the declaration as required, they are not deemed to be in default of the rent debt and cannot be evicted.
The bill would establish the Social Security Tenant Protection Act of 2025 to prohibit eviction of tenants for the entire period of the SSA disruption.
Here are just a few reasons AAOC has taken an “oppose” position on the measure.
AB 246 is unjust and unfair by
penalizing residential rental property owners/agents due to the operation of the federal government and any social security beneficiary that delays or modifies their payment schedule, contract information, or any other reason associated with the social security administration, Congress, and the federal administration.
AB 246 fails to recognize that rental property owners/agents are not involved in the process by which social security benefits are administered, modified or approved. The bill bars owners/agents from seeking the lawful payment of rent due to no fault of their own.
AB 246 is tailored to target rental property owners. No other creditor is singled out. No other creditor who assists seniors or the disabled that receive social security benefits is singled out.
The bill effectively eliminates the three-day notice to pay or quit for all UD actions during a declared interruption of social security payments. The reason the bill could, indeed, affect more UD actions than intended stems from the potential conflict between the standard three-day notice to pay or quit and the 15-day response period.
For example, if an owner did not know that the tenant received social security benefits (and they may not know this), the owner could presumably issue a standard three-day notice to pay or quit. Once the three days have passed, the owner would under existing law
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The Falling Draft Stock of Bad Housing Policy?
Shadeur Sanders. Anyone following any sports media for the past few months could not escape his name being the center of nearly every sports conversation—and for good reason.
For those not familiar with him, Shadeur Sanders has been the quarterback of the University of Colorado football team for the past couple of years. He is also the son of 1980s/1990s football phenom “Neon” Deion Sanders —aka Prime Time Deion Sanders—aka Coach Prime—the Florida State University cornerback who lit up the national collegiate and professional sports scene during his active playing years, and later when on to a successful collegiate football coaching career, first with the Jackson State University Tigers and currently with the University of Colorado Buffaloes. Yes, Shadeur’s legendary dad was also his coach—not the point just yet.
Such is often the situation with protenant legislation here in California. We have laws regulating rental property introduced by people who have never owned a home or property let alone rental property. We have legislators now who conceivably have never paid rent, let alone collect it. Seriously, Assemblymember Alex Lee, who represents parts of Alameda and Santa Clara Counties, reportedly still lives with his parents. And in addition to the Republican and Democrat caucuses in the California Legislature—there is also a “Renters Caucus.” We even have legislators touting the fact that since they were the deciding vote to pass AB 1482 and enact statewide rent caps five years ago, they would now proudly vote to pass a bill out of committee that would impose even greater rent restrictions— more on that later.
Back to Shadeur Sanders. During the lead up to the 2025 NFL draft last month, nearly all football analysts projected he would be a first round pick. Most everyone said he would be drafted Top 5, and the consensus was he would be the second pick in the draft. But then something happened…
Picks Two, Three, Four, and Five came and went. Sanders had not been drafted. No worries, he’d still be Top 10, right? What was happening?
It was like a live version of the Kevin Costner film “Draft Day” where everyone expected “Bo Calahan” to be the first pick overall, but in a shocking twist of events team after team passed on him because of questions about his presence with his teammates…they did things to suggest they really didn’t like him. And we are starting to see some of that with anti-property rights legislation in Sacramento.
AB 1157—The Affordable Rent Act of 2025
In late April, Assembly Bill 1157 moved through its first policy committee, proposing to lower statewide rent
caps from the currently established 5% + CPI (up to 10%) to just 2% + CPI (up to 5%). It was introduced by Assemblymember Ash Kalra from San Jose. He also happens to be the chairman of the Assembly Housing Committee. And just like with the NFL draft—all the analysts thought the bill was going to sail through the Judiciary Committee (it had already cleared the Housing Committee), and then through on the Assembly Floor.
In fact, remember that assembly member who expressed pride in being able to cast a deciding vote to pass rent control in California? Yeah, that was Assemblymember Sharon Quirk Silva (D-Fullerton). She is the reason rent caps (control) exist in California, and now she voted for the further reduction of the rent cap when the bill was in the Assembly Housing and Community Development Committee.
And then something happened…just like Shadeur Sanders in the NFL draft.
The effects of rent control and overly restrictive regulations on the rental housing industry have started to sink in. Lawmakers are seeing the results of these policies in the form of dilapidated housing, lower investments in upkeep, increased instances of crime, neighborhoods having lost their feeling of place, and a complete lack of new housing starts. They are starting to realize that these policies that they found so appealing as “housing affordability” solutions have had very problematic side effects.
Assemblymember Kalra abruptly announced on the morning of April 29th that he was withdrawing his bill— AB 1157—from further committee consideration this year... that he had received feedback that there “was more work to do” and he needed to make his bill a two-year bill and “reconsider the bill” next year.
Shadeur Sanders did not get drafted in the first round of the NFL draft.
The next day, SB 677, which would have permitted single family home lots to be turned into eight-unit properties failed to get the votes needed to get out of committee.
Shadeur Sanders did not get drafted in the third or fourth rounds on the second day…
Then, Assembly Speaker Robert Rivas released his priorities for housing legislation…and rent control bills were not on the list.
Suddenly, the once shining panacea of all Accessory Dwelling Unit (ADU) and restrictive, anti-landlord housing
policies as cures for our housing ills are now starting to be seen much more as simple placebos.
The highly touted Shadeur Sanders was finally drafted by the Cleveland Browns as the fifth pick in the fifth round of the NFL draft. Ironically, Kevin Costner played the General Manager of the Cleveland Browns in the previously referenced movie “Draft Day.”
The vigor behind restrictive housing legislation has shifted thanks to the efforts of housing providers like you who called and shared your opinions— and opposition—with your legislators. Thanks to our volunteer housing advocates who traveled to Sacramento earlier this spring to speak out on these issues from AAOC and its fellow associations, the reality of these policies is sinking in.
But we cannot rest on our laurels here. Tomorrow is another fight.
The most recent report out of Cleveland is that Shadeur Sanders showed up early to camp and immediately began building relationships with his teammates, and started learning his new community and putting in the work. He wants to prove to everyone that he was right all along.
We should expect the same effort from those who fought our industry on these bills—and we need to be ready.
LEGAL CORNER
Questions & Answers
I recently ran an ad for a vacancy. Luckily, I received a lot of inquiries and, surprisingly, one person asked me whether she could meet me at the building to see the unit and complete the application. When I met her there, she loved the apartment and completed her application on the spot. However, when I asked for her driver’s license to make a copy, she told me it was illegal for me to make such a request and that I had no right to make a copy of her driver’s license. She threatened me with a “fair housing complaint” and I haven’t heard from her since. I’ve been copying licenses for decades, but I realize a lot has changed. Am I no longer allowed to ask for a driver’s license? Should I be worried about anything?
You don’t have anything to worry about. It is standard operating procedure to verify that the person filling out the application really is who they claim to be. In fact, it could be argued that it is incumbent upon you to require proper
identification to avoid identity theft which, as you likely know, grows in number and sophistication every year. A government issued identification, (whether a driver’s license, ID card, passport, etc.) is generally acceptable as proof of identity. Requiring a government issued ID is a great protective measure to confirm the data provided on the identification matches what was provided in the application, including the picture, physical description, and signature.
Still, it is understandable why a legitimate applicant may be reluctant to allow you to copy their ID. They may have legitimate concerns about identity theft. As the landlord in possession of their personal information, be sure to keep any personal information you receive from your applicants in a safe location and, maybe more importantly, be sure to keep it stored in a manner that prevents unauthorized people from gaining access to that information.
Recently my wife and I decided we’ve had enough of being residential landlords in California. We put our building on the market and received an offer relatively quickly in the ballpark of our asking price. Of course, the buyer wants to do an inspection of the units, so we gave all the residents a weeks’ notice specifying that date and time we would inspect each apartment. One of the tenants states she can’t be there for the inspection, and she went so far as to tell us we are not permitted to
enter her unit unless she is there. This is a small building, and the buyer wants to see every unit. I am concerned she might upset the apple cart if we can’t get in to see her apartment. Is there something we can do, short of filing an eviction?
Your tenant is mistaken if she believes she has the authority to deny you access, simply because she can’t be there. California law is clear on this topic and provides that residents must allow access to their apartments for prospective purchasers, lenders, and appraisers upon service of a proper notice of intent to enter. While the law requires only twenty-four hours’ notice, you went far beyond that. Moreover, in the event she refuses to allow access, she is violating California law and is likely in default of her rental agreement.
While no one wants to evict a tenant over something this minor (especially in the middle of a sales transaction) it would be wise to serve her with a 3-Day Notice to Perform Covenant or Quit. The notice should demand that she allow you and the buyer access on the date and time you already provided. I suspect she will comply. However, in the event she refuses to allow access, you can always move forward with filing the eviction, unless the escrow instructions prohibit you from doing so without the buyer’s consent. If your buyer has genuine reservations, but still wants to move forward, you can agree
to have escrow hold a specific amount of money that could be used by the buyer in the event there are repairs to be made in the unit.
My husband and I believe the economy is getting worse based on the applications we are receiving. I spoke with a broker recently who confirmed that she is seeing an increase in short-sales and foreclosures. We want to be ready when the flood gates open and, so, we are gearing up to purchase single-family homes in default at Trustee’s Sales. While I understand that most single-family homes are exempt from rent control under Costa Hawkins, is there anything I should know about removing the occupants from the house after we purchase it? What are the pitfalls we could face?
What you can do after you purchase the property will be determined by the status of the occupants of the property. In the event the occupant is the former owner of the property, the process is fairly straightforward; you can terminate their tenancy on a 3-Day Notice to Quit. However, in the event the occupants happen to be “tenants,” the situation requires a different approach.
In 2009, a federal law was passed known as the “Protecting Tenants at Foreclosure
Sacramento — continued from 6
have the right to file the UD complaint. However, under this bill, the tenant has 15 business days to deliver the declaration of social security-related financial distress to the owner. Because the owner may not know if the tenant receives social security and may not know that there has been an interruption of social security payments, then as a practical matter the owner will need to include a copy of the declaration in all notices to pay and quit. Thus, the three-day notice to pay or quit would effectively become a 15-day notice not just for tenants who
Act of 2009.” While that law expired in 2014, it was later revived and made permanent by the Trump Administration in 2018. The law distinguishes between bona fide and non-bona fide tenants, with a bona fide tenant being defined as someone who entered into a lease agreement prior to the Notice of Default being recorded. The lease must have been negotiated at ‘arms length,’ and the monthly rent cannot be substantially lower than market rent for a similar property.
Groups of occupants who are specifically carved out of the definition of a “bona fide tenant” are former owners and their direct family members, (e.g., children, spouses or parents of the former owners). In other words, the law protects purchasers of distressed properties from the shenanigans of former owners who, in an attempt to remain in possession of the “family home,” enter into questionable leases with family members, for significant periods of time, at artificially low rental rates.
On the other hand, where a tenant is a legitimate tenant, (aka, a bona fide tenant) and a fixed term lease is in effect at the time of the notice of default is recorded, the new owner must honor the lease and allow the tenant to remain in possession until the lease expires. For buyers who purchase the property
from a Trustee’s sale with the intention of occupying the property as his or her primary residence, there is an exception to the rule stated above. Specifically, the buyer can terminate the tenancy with the service of a ninety-day notice to vacate.
For those bona fide tenants in possession pursuant to a month-to-month rental agreement, a 90-day notice of termination can be filed right away.
In either scenario, keep in mind that in any situation involving a bona fide tenant, you will need to follow the rules of any Just Cause ordinance that a local municipality may have enacted.
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)294-0500, or toll free at (855)285-2230. Visit our website at www.MBrennanLaw.com for more information.
receive social security benefits but for all tenants. In theory, an owner could file the UD complaint after the threeday period, but they would be illadvised to do so for two reasons. First, if the tenant had not delivered a declaration, they would not have enough information to fill out the required cover sheet when they file (if they would do so at all). Second, if the owner files the complaint after the third day and then receives the declaration from the tenant sometime between day four and day 15, the complaint will need to be “pulled.”
I think you can clearly see the many
problems with AB 246. Rest assured, AAOC will continue pushing back and fighting this bill and others that not only overreach but are riddled with problematic, impractical, and disruptive requirements that can cripple rental housing providers and their operations.
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:
Our residents are complaining that the laundry room dryer is not drying the clothes in a timely manner. We checked the dryer and there was plenty of heat being generated. What do you think the issue is? Thanks. Sherri
Dear Sherri:
You are describing a classic clogged dryer exhaust hose or line. In a laundry room scenario, there are sometimes long exhaust tubes, and this tube will accumulate lint over the years. This will make the dryer’s exhaust very difficult to work efficiently. Luckily, this is a very easy DIY fix!
1. Go to a Home Depot or Lowes Home Improvement Store and purchase a dryer duct cleaning kit. Most kits are good to clean about 12 feet of ductwork and extra lengths of rods are sometimes available if your ducts are longer.
2. If your dryer is easily accessible, pull the dryer away from the wall and remove the flexible tube from the dryer. Clean out all the lint that has accumulated just inside the dryer exhaust port. This is a good time to replace the flexible tube between the dryer and the wall or hard exhaust tube.
3. Connect the brush that came with the vent cleaning kit with the first section of the cleaning rod. The
cleaning kit comes with a number of cleaning rods and brushes.
4. Connect the first section of the cleaning rod to a drill motor set on low. Push the brush into the exhaust tube in the wall or along the floor. Using the drill motor to turn the brush in a clockwise rotation. If the dryer is difficult to access, start cleaning from the far end of the exhaust tube and work your way to the dryer.
Pro Tip: If the dryer is connected to the tube and you are starting the cleaning from the outside going in, turn on the dryer to Air Dry. The air pressure will help push the lint out the tube as you clean the tube with the brush.
5. Continuing with the clockwise rotation, pull the brush out and clean off the accumulated lint. Attached a second rod to the first one. Again, only turn the drill motor in a clockwise rotation at all times. If you reverse the rotation, the rods could come loose in the exhaust tube.
6. Keep adding rods until the brush comes out the other side or end of the exhaust tube.
7. Reconnect the dryer flex hose to the exhaust tube. Turn on the dryer to Air Dry and allow the force of the air to push out any remaining lint and dust.
The dryer vent tube should be cleaned once a year. A cogged tube is both a fire hazard and a waste of expensive energy.
Dear Maintenance Men:
I have a laundry room problem. I am forever repairing drywall holes that have been kicked in. How can I stop the tenants/kids/visitors etc. from abusing my laundry room? Steve
Dear Steve:
Since many people use the laundry room as a meeting area, and keeping a guard is not reasonable, the quick and easy answer would be to install a selfclosing/locking security door and give keys to all the tenants. This works to a point, but over time the door may find itself open. So, we tried to beat the vandals at their own game. We now install “T-111” plywood along the lower four feet of the laundry room walls. T-111 plywood comes in a 4'x8' sheet and has vertical lines running through it. Typically, T-111 is used for garage door sheathing and building siding. Installation is fairly straight forward. We cut the plywood in half producing 4'x4' sheets. These are then screwed to the wall at every 16'' or at each wall stud. The lines should be vertical. Then install a 1'x4' plank to trim the top of the sheet along with a plank at the bottom as replacement for the base coving. Caulk all seams and edges, paint with primer and enamel paint of choice. If you two tone the trim board and T-111,
it looks very nice and it will be a lot tougher on your little vandals’ toes than your wall!
Dear Maintenance Men:
I have a toilet that runs every ten or twenty minutes. I have replaced the fill valve, flapper valve, and I have even scrubbed under the rim! In other words, all the items I can think of that are replaceable in the tank are new. What else should I be looking at? Sam
Dear Sam:
You replaced all the easy ones! When all else fails on a toilet leak down issue, it is time to put on your rubber gloves and get an adjustable wrench. Chances are the problem lies with the Flush Valve Seat. The rubber flapper valve seals against the flush valve seat (the big hole at the bottom of the tank) to either keep the water in the tank or let the water out of the tank. The seat may have a burr, crack, or calcium deposits that allow a small amount of water to seep past the rubber flush valve. Sanding the seat to remove the burr or calcium deposit is a short-term solution and rarely solves the problem for long. A permanent solution is to replace the flush valve.
Start by turning off the water supply and completely emptying the tank and removing the water line. Remove the two or three bolts holding the tank to the toilet bowl. Turn the tank upside down and remove the large nylon or brass nut that holds the flush valve to the tank. Install the new flush valve. Be sure the tank bottom is clean, and no debris gets between the new valve’s rubber gasket and the tank. Tighten the large nut on the outside of the tank and you are ready to reassemble the tank and bowl and put the toilet back into action. When reassembling the tank to the bowl, install new rubber washers and bolts.
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
Turbulence and Transition: Navigating Today’s Multifamily Investment Market in Southern California
Across the business and real estate community, there is growing concern and disdain for the State Legislature and its impact on industry here in California. So much so, that businesses and in some cases, entire industries, have left our state altogether. Though I feel their pain, I believe the approach to be shortsighted. You see, growing up, I had the good fortune of learning the apartment business from my dad. A smart but gruff man, he taught me great insights into our business and life from a young age. One thing that carries with me to this day was a one-liner he used quite a bit: “Smart people figure s@* out.” Though crass, it is a statement that applies perfectly to succeeding in today’s climate for investing and operating real estate. In times of confusion or turbulence, smart people identify opportunities and solve problems. Southern California’s multifamily market is in one of those moments now— defined by uncertainty and complexity. But for those who stay alert, creative, and nimble, there are still smart moves to be made.
Capital Constraints and a New Lending Environment
One of the most immediate challenges facing investors is the cost and availability of capital. Interest rates remain elevated after several years of monetary tightening, significantly altering acquisition underwriting and refinancing math. In many cases, investors
now face “negative leverage” conditions where debt costs exceed property yields. Lenders have responded by pulling back. Banks and debt funds are tightening underwriting standards, increasing required equity and scrutinizing deals more closely. This credit contraction is stalling transaction volume and forcing many owners to hold or creatively recapitalize rather than transact. Additionally, with the impact of tariffs setting in, we have yet to see whether the Fed will ultimately intervene and cut rates in attempt to avert a downturn.
Regulatory Complexity and Rent Control Expansion
Regulation has long been part of the landscape in California, but the playing field has changed. AB 1482 introduced statewide rent caps and just-cause eviction standards, and cities across Southern California have built upon it with additional rent stabilization measures and tenant protections. Jurisdictions like Los Angeles, Santa Monica, and Pasadena are imposing stricter rules that affect lease-up strategies, turnover timelines, and rent growth assumptions. Many of these regulations are not only complex but also politically fluid, making long-term forecasting a real challenge for operators and underwriters alike. AAOC was recently successfully in challenging a bill that would’ve shrunk the AB 1482 limits from CPI + 5% to CPI + 2%. What a disaster that would’ve been!
Shrinking Margins and Rising Costs
Operationally, owners are navigating shrinking margins. Insurance premiums have surged—especially for older assets and those located in wildfire-prone zones. Utility rates, particularly water and electricity, are also on the rise, as are repair and maintenance costs due to persistent supply chain issues and elevated labor rates. Capital expenditures are another pinch point. Deferred maintenance from the pandemic period is catching up to owners, and local jurisdictions are aggressively enforcing inspection and repair mandates. These rising expenses are forcing a rethink of asset plans and budget models. There’s no question that multifamily investment in California is more challenging today than it was five years ago. But what’s tough for what you own can be good for what you buy. It’s also in times like these that opportunity is created. As my dad used to say, smart people figure it out. For those willing to embrace uncertainty and adapt quickly, the road ahead still holds real potential.
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.
Estate
Effective Communication
We’ve finally reached Week 10 of our Estate and Legacy Planning Series, the culmination of a journey that’s been both educational and transformational. As we reflect on the progress made and the lessons learned, we’ve come to understand that estate planning isn’t just about creating documents, it’s about communication. After all, even the most carefully crafted plan can fall apart if it’s not communicated clearly and effectively.
In this week’s session, we focused on the importance of communication in estate planning. We explored how to share your estate plan with the right individuals, have meaningful valuesbased conversations with your family, and ensure that everyone involved in the process understands their role and what to expect. This is the capstone of our course, a blend of technical review, emotional clarity, and an invitation to engage in dialogue.
As I’ve emphasized throughout the class, the planning process doesn’t end with the creation of documents. The real success of your estate plan depends on how well you communicate it. If you’re not willing to share your plan with at least your successor trustee or executor, your plan is destined to fail. Without clear communication, there can be confusion, conflicts, and unmet expectations that may last long after you’re gone.
This week’s objectives were straightforward but essential. Participants
learned how to identify who needs to know what about their estate plan, and how to create a communication plan for family, advisors, and successors. They also prepared to hold legacy conversations with their loved ones and clarified the roles and responsibilities of trustees, agents, and executors. Additionally, participants gained the skills to deliver guidance in ways that reduce confusion and conflict, ensuring that they leave behind not just documents, but clear direction.
The foundation of effective estate planning lies in clear and transparent communication. You may have spent years developing your estate plan, but it means little if no one understands it. We discussed the importance of initiating these conversations early, setting a comfortable tone, and explaining the reasons behind your decisions. It’s also essential to include all key family members and advisors in these discussions. Involve them in the planning process, not just the execution.
A common mistake many make is assuming that everyone understands the plan or agrees with their decisions. I’ve seen firsthand how a lack of communication can lead to disputes and confusion down the road. Regular updates and open conversations ensure that everyone is on the same page, which ultimately helps in reducing future conflicts.
Estate planning can be an emotional process, and conflicts often arise, especially when it comes to asset distri-
BY TIM GORMAN, REAL ESTATE BROKER/ CPA/ENTREPRENEUR/ AUTHOR
bution or family dynamics. We discussed how to identify common sources of conflict, such as unclear plans, unequal distribution, or differing interpretations of your wishes. The key to avoiding these issues is proactive communication. By explaining your reasoning and decisions upfront, you can alleviate any confusion and minimize the chances of future disputes.
If conflicts do arise, we talked about how mediation or family counseling could be valuable tools to help resolve them. Sometimes, having a neutral third party involved can help facilitate open discussions and ease tensions. The goal is to maintain family harmony while ensuring that your estate is administered according to your wishes.
One of the most crucial conversations in the estate planning process is with your executor and trustee. These individuals will play a vital role in executing your wishes, and it’s essential that they fully understand their responsibilities. We covered the duties of executors and trustees in detail, ensuring participants knew what was expected of them and how to prepare them for the job.
We discussed practical tips for providing the necessary tools and information to executors and trustees, such as creating a comprehensive estate dossier that includes contact information for key professionals and a list of assets. This preparation ensures that when the time
Communication — continued on page 22
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Changing Lives… One Home at a Time
The Apartment Association of Orange County (AAOC) has been a longtime partner with Orange County United Way and Families Forward, two organizations that are committed to providing housing, support services, and hope for individuals and families in need.
Learn about their innovative housing voucher and housing navigation programs, their collaboration with key support service partners, and their other education and outreach programs that serve both the unhoused and under-served populations in Orange County.
Find out how you and your company can get involved and make a difference in the lives of so many. You will be moved and inspired by the personal stories of individuals and families whose lives have been immeasurably bettered because of these organizations and rental housing providers like you!
Host:
Speakers:
Date: Thursday, July 10, 2025
Time: 12–1 p.m.
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Brandl Sales
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Senior Director of Programs, United to End Homelessness at Orange County United Way
Denise
Kristin Oliphant
Kristine Peters, CFRE
comes, executors and trustees can step into their roles smoothly and efficiently.
One of the most valuable aspects of this week was discussing how to conduct family meetings about estate planning. These meetings can be emotional, but they’re crucial for ensuring everyone understands your intentions. We talked about setting up the right environment, choosing the right time, place, and tone to foster open dialogue. The goal is to make everyone feel heard and respected, while also maintaining a focus on the purpose of the meeting: understanding the estate plan and clarifying any questions or concerns.
We also discussed how to balance transparency with privacy. While it’s essential to be open with your family, there are some details that might be best left out of the conversation. Tailoring the level of detail based on who you’re speaking with is an important aspect of managing these discussions.
As we wrapped up Week 10, we reminded participants that communication doesn’t stop after this final conversation. Estate plans need to be updated regularly, and it’s important to keep your family and executors in the loop about any changes. We discussed how to keep everyone informed, using written summaries and verbal updates, and how to securely store documents to ensure that everyone can access them when needed.
This week was a crucial step in the estate planning process, but it’s just the beginning. As we wrap up this series, I’m excited to announce that next month we will begin a new series focused on common myths in estate planning. There are many misconceptions out there about what works and what doesn’t, and we’ll be tackling them head-on. The goal is to help you avoid the pitfalls that could derail your estate planning efforts and provide you with the tools you need to create a plan that truly works for you and your loved ones.
Thank you all for your participation and commitment throughout the Legacy Planning Series. I’ve enjoyed watching you grow in your understanding of estate and legacy planning, and I look forward to continuing this journey with you in the future.
If you are interested in enrolling in our next Legacy Planning Series for AAOC members, contact Sandy Gimpelson at sandyg@aaoc.com for more information. The series will be presented this fall.
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.
The Lease is Dead: Welcome to the Era of Permanent Renters
Once upon a time, leases were temporary. Renting was a brief stop on the road to homeownership, a phase meant for recent grads and young couples saving up for a white picket fence. But that dream is starting to fade—and not because the renters forgot to budget. They simply got priced out, pushed out, or opted out.
We are witnessing the rise of the permanent renter—a growing population that isn’t just stuck in the rental cycle—they’re settling into it for the long haul. And for housing providers, this shift is both an opportunity and a call to rethink what it means to operate rental housing in 2025 and beyond.
The Financial Cliff Between Renting and Owning
The median home price in Orange County recently surpassed $1 million, and in Los Angeles County, it hovers close behind. Even with a solid income, most tenants can’t clear the down payment hurdle—let alone qualify for a mortgage with today’s rates. Add in student loans, inflation, and disappearing affordability programs, and you get a generation that’s aging in place—in rentals.
Millennials are now entering their 40s. Gen Z is flooding the workforce. Neither group is buying homes at the rate of their parents. The American Dream has a new zip code, and it comes with shared walls, parking permits, and community laundry.
The Lease is the New Mortgage
What used to be a 12-month com-
mitment is turning into five, ten, even twenty years. This is no longer transiency—it’s tenancy. And that changes everything.
As a housing provider, you’re no longer offering short-term shelter. You’re facilitating long-term residential living. Your residents aren’t “just renters”— they’re families raising children in your units, professionals working remotely from your floorplans, retirees aging in place without a property tax bill.
The old model was based on turnover. Now, it’s about relationship management and tenant retention.
What Housing Providers Should Rethink
1. Lease Structure & Incentives
Annual leases may need to be conceptualized in terms of multiyear packages with loyalty perks, or even options for tenant improvements.
2. Amenities that Matter for the Long Haul
Long-term renters are looking for livability, and the things that they really care about are the things that make daily life easier—reliable HVAC, in-unit laundry, quiet walls, and enough storage to not feel like they’re living out of boxes. These practical features are important to tenants who are planning to stay for years.
3. Rent Control is Not Going Away
If you’re providing housing in Los Angeles or cities like Santa Ana and West Hollywood, you’re dealing with
BY MERCEDES SHAFFER, BROKER
escalating restrictions. Long-term tenants are the first to benefit from these policies, which means smart operators need to account for rising operating costs and shrinking margins from year one—not year ten.
4. Community & Reputation Management
Yelp and Google reviews matter more than ever. Permanent renters talk—and they influence who moves in next. How you respond to maintenance requests and enforce policies could make or break your building’s appeal in the age of renter permanence.
Final Thoughts: The Empire Has Shifted
Operating rental housing in Southern California has never been more politically charged, heavily regulated, or costly. But within these challenges lies opportunity. By recognizing that today’s renters are likely tomorrow’s long-term residents—and potentially lifelong customers—housing providers can position themselves to build lasting relationships, steady passive income, and long-term wealth.
About the Author:
Mercedes Shaffer is a multifamily broker with REAL, and 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, InvestingInTheOC@gmail.com, or you can visit their website at InvestingInTheOC.com BRE 02114448
The 721 Exchange Option —Not the Obligation
In today’s complex real estate market, understanding the nuances of 721 UPREIT DST structures is essential for any investor. One of the critical features of these arrangements is that the REIT holds the option—but not the obligation—to purchase the DST’s property through the UPREIT strategy. This subtle distinction can have profound implications for investors, making due diligence not just advisable, but critical.
The Anatomy of a 721 UPREIT DST Structure
In a typical 721 UPREIT DST transaction, a property is initially transferred into a Delaware Statutory Trust (DST), allowing investors to acquire a beneficial interest in real estate without directly managing the asset via a 1031 exchange. Later, the REIT may choose to acquire the property from the DST. However, because the REIT only has the option to execute this purchase and is not obligated or compelled to do so,
the decision rests entirely in the hands of the REIT.
This arrangement means that while investors might be enticed by the benefits of 721 UPREIT DST investments— such as tax advantages and a passive income stream potential—they also bear certain risks. One key risk could be that the REIT may decide to mark up the purchase price of the property when transferring it from the DST to its own portfolio, regardless of changing market conditions.
The Importance of Market Timing and Due Diligence on 721 UPREIT Investments
Imagine a scenario where a REIT acquires a property for $100 million in 2022. Over the next couple of years, macroeconomic factors—particularly rising interest rates—cause the property’s market value to decline by 20%. By 2024, the property is realistically worth only $80 million. Despite this downturn, some REITs may opt to mark up the property’s price by 20% based on their original 2022 acquisition cost. This maneuver results in DST investors being charged $120 million for an asset that, in current market conditions, is worth significantly less at just $80 million.
This example underscores a critical point: Since the REIT is not obligated to acquire the property in a 721 exchange from the DST investors, it can delay or even forgo the transaction if market conditions deteriorate further. In such cases, investors could find themselves locked into a DST investment with
BY DWIGHT KAY, FOUNDER AND CEO, KAY PROPERTIES & INVESTMENTS
inflated valuations and misaligned expectations.
Understanding Valuation and Markups: Crucial Items for 721 UPREIT Investors to Consider
One of the first questions an investor should ask is whether the DST they’re considering has been subject to a markup by the REIT—and if so, by what percentage. Often, these REITs, already in possession of the property, sell it to the DST at a marked-up price that can sometimes exceed 20% (this is often referred to as a Non-Arm’s Length Transaction).
A significant markup can be a red flag, suggesting that the underlying asset may be overvalued and that hidden fees could be eroding potential returns. While such markups are disclosed in the fine print of the private placement memorandum, they are often omitted from the estimated use of proceeds table. This omission makes it challenging for investors to track the true cost basis and understand the complete financial picture, thereby increasing the risk of misaligned expectations over time.
The Critical Role of Expertise in Navigating 721 Exchange UPREITs
Given these complexities, investors must exercise caution and thoroughly assess both the acquisition price that the REIT purchased the property for and the subsequent markups that they are passing along to DST investors. Market conditions are dynamic, and properties
that were once market value can quickly depreciate due to economic shifts, such as changes in interest rates. With the REIT’s ability to exercise or not exercise its option at a time of its choosing, the risks associated with overvaluation become even more pronounced for 721 UPREIT DST investors.
Conclusion
The flexibility inherent in 721 UPREIT DSTs, while offering significant benefits, also introduces a layer of risk that must not be underestimated. Investors need to be acutely aware that a REIT’s option but not obligation to acquire a property could lead to situations where market values and markedup prices could truly impact an investor. This divergence underscores the necessity of due diligence on 721 UPREIT DSTs and investments—ensuring that investors are informed about the markups, the timing of market changes, and the underlying financial risks.
Ultimately, due diligence never guarantees a profitable investment and all 721 UPREIT and DST investments could result in a full loss of principal invested. This is the reason that trying to understand exactly what is going on at the 721 UPREIT DST and the final REIT destination is crucial.
I spend a great amount of time understanding these intricate details in order to share the implications of them with our investors. After nearly two decades of experience in the 1031 exchange and 721 UPREIT DST space I have learned that a thorough due diligence is the key to making informed investment decisions. Unlike many financial advisors, wealth managers, RIAs, and even DST brokers, I make it an imperative to delve into the fine print and scrutinize the markups and valuation methodologies that can often be overlooked. Understanding the option but not the obligation—and knowing when and how that option might be exercised—can be the difference between a profitable investment and a costly misstep.
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President Trump Outlines Budget Requests
What the proposal means for rental housing— and next steps for the industry.
On May 2, 2025, President Donald Trump released his Fiscal Year (FY) 2026 Budget Request. The proposal, known as a “skinny budget,” was sent to Congress and outlines the administration’s high-level spending goals for the forthcoming year.
It is crucial to note that a first year President’s budget proposal is mostly a symbolic requirement of a new administration. The skinny budget does not give full details on proposed spending cuts for every line item. Rather, it aims to provide a roadmap to Congress and committee leadership on where the President would like to see the final funding levels for the federal govern-
ment land. Ultimately, however, Presidential budget requests meet the reality of Congress—where, this year, bipartisan support will be needed to pass a budget out of the Senate.
Key Takeaways
Broadly, the President’s proposal calls for total spending of $1.7 trillion in FY 2026—proposing a $163 billion cut in non-defense discretionary spending to $557 billion, a 23 percent drop from the enacted FY 2025 level.
The administration is requesting significant cuts pertaining to housing. Key areas include:
BY OWEN CAINE, ASSISTANT VICE PRESIDENT OF FEDERAL LEGISLATIVE AFFAIRS, NATIONAL APARTMENT ASSOCIATION
• A 43 percent or over $33 billion decrease in funding from the Department of Housing and Urban Development’s (HUD) FY2025 enacted levels.
• A $26.7 billion decrease from several programs, including funding for Tenant Based Rental Assistance (TBRA) and Project Based Rental Assistance (PBRA)
• The Budget would also newly institute a two-year cap on rental assistance for able-bodied adults and ensure that a majority of rental
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assistance funding through states would go to the elderly and disabled.
• Complete elimination of the Community Development Block Grant (CBDG) program, the HOME Investment Partnerships Program, and the Pathways to Removing Obstacles Housing (PRO Housing) funding that closely aligns with the Yes in My Backyard (YIMBY) legislation that the National
Apartment Association (NAA) has long supported and would incentivize localities to reduce barriers to housing construction.
Additional cuts include:
• $532 million from “homeless assistance program;”
• $296 million from surplus lead hazard reduction and healthy homes funding; and
• $196 million from self-sufficiency programs.
Of note, the skinny budget seeks an increase of $74 million for the U.S. Department of Agriculture’s Rental Assistance program.
Collectively, non-defense agencies would see funding cuts of at least 15 percent, codifying many of the changes already made by the Department of Government Efficiency. Exceptions include the Department of Health and Human Services (HHS), the Department of Transportation, the Department of Veterans Affairs and the Social Security Administration.
What’s Next
NAA continues to closely monitor and participate in the Congressional budget process over the coming months. As outlined in the skinny budget, many of these proposed cuts are going to be politically challenging to attain—especially in the Senate, where the appropriations process must be conducted on a bipartisan basis.
For our part, NAA is concerned with the scale of these proposed cuts to HUD programs like Section 8 and HOME, both of which are incredibly important for affordable rental housing providers. NAA’s view remains that there are reforms to be made to both programs that can increase their efficiency and effectiveness. For example, the Choice in Affordable Housing Act, already introduced in the 119th Congress, would remove duplicative requirements and burdensome red tape to ultimately streamline Section 8— increasing voluntary housing provider participation and improving housing outcomes for low- and moderateincome renters. As well, NAA and the National Multifamily Housing Council recently submitted comments as part of a bipartisan effort to reform the HOME program by Representatives Mike Flood (R-Neb.-1) and Emmanuel Cleaver (D-Mo.-5), the Chairman and Ranking Member, respectively, of the House Financial Services Subcommittee on Housing and Insurance.
Preparing Orange County for the Next Earthquake: Why Seismic Retrofitting is Essential
On Monday, April 14, 2025, a 5.2-magnitude earthquake struck near the mountain town of Julian, east of San Diego, shaking parts of Los Angeles and Orange counties. The tremors were felt widely, from the San Fernando Valley to Riverside, Palm Springs, and even parts of the Inland Empire. While the earthquake caused no immediate damage or injuries, it serves as a stark reminder of California’s vulnerability to seismic activity. With aftershocks continuing to rattle the region and the possibility of larger earthquakes on the horizon, it is crucial for property owners in Orange County to take proactive steps to safeguard their buildings. One of the most effective ways to do so is by investing in seismic retrofitting.
Seismic retrofitting strengthens older buildings, particularly those built before modern building codes were established. These retrofits help buildings to better withstand the shaking from earthquakes, reducing the risk of collapse and minimizing damage. In the case of the recent 5.2-magnitude quake, the shaking was felt across Southern California, prompting precautionary actions such as school evacuations and the suspension of transit services. Although the earthquake was not catastrophic, it highlights the necessity of being prepared for the next big one, especially given that Orange County is
at risk due to its proximity to several major fault lines, including the Elsinore Fault. Seismic retrofitting not only protects lives but also helps preserve the value of your property and ensures long-term resilience.
The recent quake, which originated near the Elsinore Fault, underscores the urgency of addressing earthquake risk in the region. The Elsinore Fault has been historically quiet, but the recent tremor shows that even seemingly dormant fault zones can produce damaging quakes.
According to experts, Southern California is expected to experience a major earthquake along one of its many fault lines in the near future, and when it happens, the impact will be felt far and wide. For property owners in Orange County, retrofitting buildings to withstand earthquakes is a critical investment. Not only does retrofitting improve structural integrity, but it can also reduce the potential financial loss caused by earthquake damage.
Orange County’s earthquake risk is significant, particularly for older buildings that have not been updated to current seismic standards. Investing in seismic retrofitting is a smart way to prepare for the inevitable. Just as California has long been prone to wildfires, the reality of earthquakes is a constant threat, and there is no better time than now to take action.
Retrofitting is often far more cost-
*Source: “5.2-Magnitude Earthquake Strikes Near San Diego” – ABC7, April 14, 2025. https://abc7.com/post/51-magnitude-earthquake-strikes-san-diego-usgs-says/16171163/
By Ali Sahabi
effective than dealing with the aftermath of a major earthquake, which could lead to significant infrastructure damage, displacement, and financial instability. With the next earthquake always looming, securing your property with seismic retrofitting provides peace of mind and protection against potential disasters.
For property owners in Orange County, the cost of inaction could far outweigh the cost of retrofitting. As recent events have shown, even a moderate earthquake can create a ripple effect of disruptions. Ensuring that your building is structurally sound and capable of withstanding seismic activity is not just about meeting safety codes; it’s about protecting your property, your tenants, and your investment.
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.
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NAA’s Rent Control Outlook: Spring 2025 Recent Policy Insights
State legislatures and city councils continue to pursue failed policies that would regulate rents and rent increases, with one jurisdiction managing the ongoing fallout from strict rent controls passed in 2021. The National Apartment Association (NAA) is currentlytracking 172 rent control billsand supporting our affiliate partners’ efforts to stop bad policy from advancing.
Washington State
Despite the Washington Multi Family Housing Association’s (WMFHA) robust advocacy efforts, Governor Ferguson has signed a statewide rent control bill into law. Washington becomes the third state to impose rent control statewide, in addition to Washington D.C. HB1217 limits rent increases to 7% plus CPI or 10%—whichever is lower—with rents for mobile or manufactured homes capped at 5% annually. Additionally, the bill prohibits rent increases during the first year of a lease and mandates that landlords provide tenants with notice 90 days prior to applying a rent increase.
Other Proposed Statewide Caps Fail
As more and more state legislatures adjourn “sine die” this legislative season, avenues are closing for proponents to advance additional rent control policies across the country.
This year, a dozen rent control bills
BY EMILY HOWARD, LEGISLATIVE ANALYST, NATIONAL
were introduced in Massachusetts alone, ranging from “rent control lite” proposals that limit cap rents for vulnerable populations—such as seniors, lowincome renters residing in affordable housing units or manufactured home residents—to enabling legislation that would open the floodgates to local rent controls. All forms of rent control being considered in the Massachusetts legislature would be extremely damaging to the Bay State’s renters and housing providers alike.
Legislation in Texas (HB 2904) would restrict rent increases in affordable housing, while Pennsylvania (SB546) would create statewide rent limits at a maximum of 10%. Other states have new measures aiming to cap rents for mobile and manufactured homes, such as Illinois (HB3526) which would limit rent increases to 3%. Some previously
Outlook — continued on page 36
reported bills have also seen updates:
• Connecticut (HB5428, SB991)— Tabled on the House Calendar.
• Florida (SB 382)—Indefinitely postponed and withdrawn from consideration.
• New York (S228)—Ordered to Third Reading.
• Rhode Island (HB5264 and HB 5676)—Committee recommended measure be held for further study.
Some Positive Movement
The St. Paul, Minn. City Council continues to deal with the fallout from their strict rent control policies that imposed a 3% cap on annual rent increases, which have been effective since 2022. Despite some rollbacks, 80% fewer housing units were built in St. Paulin 2024 compared to the previous three-year average, according to a MinnPostanalysis. On May 3, 2025, the
City Council further expanded the new construction exemption for the city’s rent control ordinance to properties built after 2004. On May 21, 2025, the Mayor signed the ordinance exempting “rental property that were issued their first building certificate of occupancy after December 31, 2004.”
The Salinas, Calif. City Council has voted to repeal the city’s rent stabilization, just cause eviction and rental registration policies. With the repeal, Salinas will rely on California’s statewide tenant protection laws, which include limited rent caps and eviction restrictions.
In Nebraska, Governor Pillen has recently signed into law a statewide preemption bill (LB 266), that would prohibit localities from imposing these damaging policies. The passage of this bill reflects a positive, collaborative effort from the Apartment Association of Nebraska and multiple groups aimed at ensuring affordable housing and effective business practices.
NAA’s Outlook
This wave of rent control legislation is based on the misconception that regulating rents will improve the cost of living for renters. However, research indicates that rent control does more harm than good. Rent caps fail to account for rising operational costs for housing providers and the need to plan for capital expenditures throughout the property›s useful life. This ultimately affects both the quality and quantity of rental communities in rent-controlled jurisdictions, to the detriment of renters.
NAA will continue its federal advocacy and support its affiliate partners’ efforts to oppose all forms of rent control. To address rising housing costs, we urge lawmakers to focus on the undersupply crisis and tackle the regulatory barriers that increase costs to develop, own and operate rental housing and ultimately, impact renters.
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EPA Mandated Lead Paint Renovation, Repair and Painting Certification
U.S. Environmental Protection Agency rules require that anyone who performs renovations, repairs or painting of pre-1978 homes (including rental units) and buildings must be lead-safe certified. Violators are subject to significant fines.
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• How to properly test for the presence of lead-based paint
• Safe and appropriate work practices:
• Mock-up construction area using components that contain lead-based paint
• Pointers for training non-certified renovation workers
If you or your employees need to get certified, register today! Space is limited.
Location: National Econ Corporation (1899 S. Santa Cruz St., Anaheim)
Cost: $295 members / $375 non-members
refunds after August 1, 2025
ADA Compliance & Reasonable Accommodations in Multifamily Housing
Navigating the Americans with Disabilities Act (ADA) can be as treacherous as a minefield. Sometimes rental housing providers can be in violation of the law and not realize it, leaving themselves open targets to plaintiffs’ attorneys looking for easy monetary settlements over real or alleged ADA violations.
This webinar will examine the areas where rentalhousing providers are most often at risk of being
sued for ADA violations and the steps that can and should be taken to minimize their legal exposure. Topics will Include:
• ADA Property Access Claims
• ADA Website Accessibility Claims
• Reasonable Accommodation Requests
• Pets vs. Service/Support Animal Accommodation Requests
Presenter:
Michael J. Karlin, Esq. The Karlin Law Firm, LLP
Date: Thursday, July 24, 2025
Time: 10 a.m.
Location: Zoom Webinar
Cost: $25 members
$45 non-members
Leasing 101:
Back-to-Basics Bootcamp for Today’s Leasing Professional
Leasing professionals face daily challenges navigating an ever-changing and increasingly complex multifamily industry. Having the necessary skills, knowledge, and judgement is essential to your success and ability to thrive. This comprehensive, four-part series will provide you with what you need to achieve peak performance and meet your full potential as a leasing professional.
Instructor:
Angel Rogers, ARM, CCRM STAR Training
Date: 4-Part Series
July 11, 18, 25, and August 1, 2025
Time: 9 a.m. to 12 p.m.
Cost: $250 before July 1st / $300 after July 1st
Location: CoStar Group Auditorium
17600 Laguna Canyon Rd, Irvine, CA 92618 Register at www.AAOC.com No Refunds After July 1, 2025
Part 1: The Fundamentals (July 11)
• Customer care
• Preparation
• Basic leasing steps
• Leasing vocabulary
• Product knowledge
• Telephone techniques
• On-site presentations
• Closing the sale
Part 2: Positioning Your Community (July 18)
• Marketing your community
• Brand/reputation management
• Knowing your competition
• Relationship selling
Part 3: The Long Arm of the Law (July 25)
• Relevant laws pertaining to leasing
Part 4: Relationships & Resiliency (August 1)
• Understanding your role with residents
• Building relationships with co-workers
• Handling resident issues
• Navigating difficult situations
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
A SPECIAL WELCOME TO OUR NEWEST MEMBERS!
Street Beat Promo
Barry Bradham
17451 Nichols Lane #B Huntington Beach, CA 92647-8718 promote@streetbeatpromo.com
Precision Roofing & Waterproofing Inc.
Brandon Decker
8 McLaren, Ste L Irvine, CA 92618 brandon@precisionroofingoc.com https://precisionroofingoc.com/
BEHR Paint Company
Lori Flores 20610 Via Azul Santa Ana, CA 92705-5044 loriflores@behr.com http://www.behr.com
New Supplier Members
Citizens Business Bank
Michael Duran 2650 E Imperial Hwy Brea, CA 92821 mduran@cbbank.com http://www.cbbank.com
FMM Construction
Annie Bing 525 Florida Avenue Southwest Denham Springs, LA 70726 annie.bing@fmmla.com https://fmmla.com/
JuiceNet
David Stumbaugh 419 Main Street, #348 Huntington Beach, CA 92648-8100 david@juicenet.ai https://juicenet.ai/
New Apartment Program for California
Zoom Drain North Orange County
Brent Henderson 2930-D Grace Lane Costa Mesa, CA 92626
brent.henderson@zoomdrain.com https://www.zoomdrain.com/ northorangecounty/
Mason Reconstruction LLC
Joshua Mason 26895 Aliso Creek Road #B-25 Aliso Viejo, CA 92656 josh@masonrecon.com
New Members
Alex Ko
Salazar Properties
Millertime Properties
Nguyen Properties Sofi Laguna Hills—Avenue5 Residential
SUPPLIER CORNER
Charging Solutions for Apartment Communities
JuiceNet is a platform of smart electric vehicle charging solutions and a community-driven charging network. Founded in 2022, JuiceNet’s mission is to make EV charging more accessible, convenient, and sustainable. The company’s peer-to-peer platform connects EV owners with available residential and commercial chargers, reducing range anxiety and supporting widespread EV adoption.
In addition to its network services, JuiceNet offers turnkey EV charger sales, installation, and support for homes, businesses, and municipalities. By combining cutting-edge technology, strategic partnerships, and customercentric service, JuiceNet delivers an end-to-end charging ecosystem that empowers EV drivers and hosts alike.
JuiceNet has partnered with
ChargePoint, the industry leader in EV charging hardware, to offer reliable, convenient, and seamless installation of EV chargers directly at apartment complexes. Installing EV chargers empowers you to attract high-quality tenants, support sustainability, and add measurable value to your community and asset. Let JuiceNet handle the heavy lifting so you can deliver a better resident experience and improve resident satisfaction.
Our partnership benefits include:
• Professional installation: JuiceNet manages the full process, from site
SLAB LEAKS? PINHOLE LEAKS?
assessment to permitting to installation.
• Reliable, high-speed Level 2 chargers: Residents enjoy EV charging that’s convenient, efficient, affordable, and dependable.
• Future-proof your property: Offering EV charging makes your apartment more attractive to current and future tenants.
• No technical headaches: JuiceNet handles the heavy lifting, you just get the benefits.
• Incentives and rebates support: We help you identify and apply for local, utility, and federal programs to reduce out-of-pocket costs.
Interested in learning more? Contact David Stumbaugh at david@ juicenet.ai or 657-616-2132.
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 of Southern California
S-Team Turn Overs
Access Control Solutions
A.S. Wise, Inc.
ButterflyMX
Gatewise
Rently
Accounting Services
AllView Real Estate
Accounting Software
Entrata
Yardi Systems Inc.
Answering Service
Entrata
Apartment Building Inspection
Automatic Fire Sprinklers
Ideate Design-Build, Inc.
Optimum Seismic, Inc.
Villa Property Inspections LLC
Apartment Market Research Data
ALN Data
Apartment Association of Orange County
Apartment SEO
Yardi Systems Inc.
Apartment Rental Publications & Services
apartments.com
Intellirent
Zillow Rentals
Apartment/Student Housing
CBRE Multifamily SoCal–Dan Blackwell & Team
Kairos Investment Management Company
Stream Realty Partners—Pat Swanson
Titanium Restoration Services
Vesync
Appliances Sales, Service & Leasing
ACE Commercial Laundry Equipment, Inc.
All Valley Washer Service Inc
Johnnies Appliances
L and D Appliance Corp.
National Service Company
R&B Wholesale Distributors, Inc.
WASH Multi Family Laundry Systems
Asbestos
ATI Restoration
BluSky Restoration Contractors, LLC
BMS CAT of Southern California
FIRST ONSITE Restoration
Pacific Environmental & Abatement Solutions Inc
Restoration Management Company
Asphalt Sales & Service
Advantage Painting Solutions
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
Balconies & Decks
Deck Diagnostics
DrBalcony
Optimum Seismic, Inc.
South Coast Deck Inspections
WICR Waterproofing & Decking
Bath Restoration or Renovations
Buffalo Maintenance, Inc.
CALbath
FMM Construction
MirrorMate Frames
OC Professional Maintenance Team
OVC Plumbing and Drain
RBCI Inc.
S-Team Turn Overs
TASORO
Titanium Restoration Services
Restoration Services Company
Biohazard
Bio SoCal
Bio-One of Orange
Knight Commercial
Kraken Restoration Inc.
Servpro of Newport Beach
Boiler Systems
H2O Heating Pros, Inc.
Ironwood Plumbing, Inc.
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.
RBCI Inc.
Carpet Sales & Service
Contract Carpet Corporation
KJ Design Center
R&B Wholesale Distributors, Inc.
Chimney Sweeps
R1 Facility Services
Cleaning/Janitorial Services
Bio SoCal
Bio-One of Orange
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Molly Maid of Irvine, Saddleback and Temecula Valley
Strategic Sanitation Services
Titanium Restoration Services Company
The Junkluggers of Orange County
Closet Doors
Argos Home Systems Inc
The Door & Window Company
Coin-Operated Laundry Equipment
ACE Commercial Laundry Equipment, Inc.
All Valley Washer Service Inc
National Service Company
WASH Multi Family Laundry Systems
continued from page 49
Collections
Duringer Law Group, PLC
David S. Schonfeld, Attorney at Law
Kimball, Tirey & St. John LLP
Communications
Cox Communications
Concrete Maintenance & Repair
Buffalo Maintenance, Inc.
Everline Coatings and Services—S Orange Co
Mason Reconstruction LLC
Precision Concrete Cutting
Rose Paving LLC
Construction
Alpha Structural Inc.
BELFOR Property Restoration
Buffalo Maintenance, Inc.
CAMP Facility Services
Contract Carpet Corporation
CraftWorks Painters
DrBalcony
ECC Exteriors
EmpireWorks Reconstruction and Painting
FMM Construction
Ideate Design-Build, Inc.
KD Electric Company
OC Professional Maintenance Team
One Call Restoration
Optimum Seismic, Inc.
Prestige Construction and Renovation Services, Inc
RBCI Inc.
Rose Paving LLC
TASORO
Construction Defect Specialist
DrBalcony
Ideate Design-Build, Inc.
Mason Reconstruction LLC
Consulting
Gorman & Associates, Inc.
Intersolutions — Property Management Staffing
Specialists
SNR Law Group, PC
Stream Realty Partners—Pat Swanson
Street Beat Promo
Contract Services
Argos Homes Systems
CAMP Facility Services
Countertops
Buffalo Maintenance, Inc.
KJ Design Center
TASORO
Deck Coatings, Magnesite Repairs, Waterproofing
Advantage Painting Solutions
Crank Waterproofing
DrBalcony
ECC Exteriors
Precision Roofing & Waterproofing Inc.
Premier Commercial Painting South, Inc.
South Coast Deck Inspections
WICR Waterproofing & Decking
Digital Management Services
CHOOVIO Inc
Doors
Bear Windows Inc.
Newman Windows and Doors
The Door & Window Company
Drain Cleaning
California Rooter & Plumbing
LA Hydro-Jet & Rooter Service, Inc.
OVC Plumbing and Drain
Zoom Drain North Orange County
Draperies/Blinds/Window Coverings
Apex Window Décor
R&B Wholesale Distributors, Inc.
Drug & Alcohol Testing
Resident IQ
Dryer Vent & Duct Cleaning
Crown Building Services Inc.
R1 Facility Services
Electric Vehicle Products & Services
Chargie
Gerhard Electric
JuiceNet
KD Electric Company
REVS (Refuel Electric Vehicle Solutions)
S.E. Electrical Service Inc.
Electrical/Lighting
Advantage Painting Solutions
Electric Medics
FMM Construction
Gerhard Electric
Green Zuru
JuiceNet
KD Electric Company
S.E. Electrical Service Inc.
Service 1st
Energy Management
Armada Power
CHOOVIO Inc
ESA Multifamily Energy Savings Program
JuiceNet
Pearlx
Rently
Synergy Companies
Yardi Systems Inc.
Environmental Consulting & Training
American Environmental Specialists, Inc.
Bio SoCal
Bio-One of Orange
Knight Commercial
Pacific Environmental & Abatement Solutions Inc
Restoration Management Company
Strategic Sanitation Services
Environmental Services
ATI Restoration
BluSky Restoration Contractors, LLC
Knight Commercial
Escrow
Genesis Bank
Estate/Financial Planning
Kimball, Tirey & St. John LLP
SNR Law Group, PC
Fencing & Gates
Buffalo Maintenance, Inc.
Premier Commercial Painting South, Inc.
Financial Planning
Fire Safety
PRC Restoration Supplier Directory
Kairos Investment Management Company
Automatic Fire Sprinklers
Black Bird Fire Protection, Inc.
Bob Peters Fire Protection
Fire & Flood Restoration
ATI Restoration
BluSky Restoration Contractors, LLC
BMS CAT of Southern California
Bob Peters Fire Protection
FMM Construction
Kraken Restoration Inc.
Restoration Management Company
Service First Restoration Inc
Servpro of Newport Beach
Titanium Restoration Services
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
Newman Windows and Doors
General Contractor
Alpha Structural Inc.
Angelo Termite and Construction
BELFOR Property Restoration
Buffalo Maintenance, Inc.
Deck Diagnostics
EmpireWorks Reconstruction and Painting
FIRST ONSITE Restoration
Ideate Design-Build, Inc.
Knight Commercial
Mason Reconstruction LLC
Monument Roofing
OC Professional Maintenance Team
PRC Restoration
RBCI Inc.
SM Painting Corp.
Service First Restoration Inc
Graphics
Street Beat Promo
Handyman
Buffalo Maintenance, Inc.
OC Professional Maintenance Team
SM Painting Corp.
Heating & Air Conditioning
R&B Wholesale Distributors, Inc.
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
Navion Insurance Associates, Inc
NFP Property & Casualty
Prendiville Insurance Agency
TheGuarantors
Internet Services
Apartment SEO
apartments.com
Cityside Fiber
Cox Communications
Google Fiber Inspections
Automatic Fire Sprinklers
Bob Peters Fire Protection
Deck Diagnostics
DrBalcony
One Call Restoration
One Structural — Balcony1 • Retrofit1
Optimum Seismic, Inc.
R1 Facility Services
South Coast Deck Inspections
Villa Property Inspections LLC
Interior Design
BEHR Paint Company
Contract Carpet Corporation
MirrorMate Frames
Investments
American 1031
CFG Investments, Inc.
Kairos Investment Management Company
Kay Properties & Investments Company
LordCap Green
Janitorial
Strategic Sanitation Services
Junk Removal & Hauling
Gale Force Property Maintenance Inc.
Kraken Restoration Inc.
The Junkluggers of Orange County
Kitchen Renovations
Buffalo Maintenance, Inc.
CALbath
MirrorMate Frames
OC Professional Maintenance Team
Landscape
Amerigreen Landscape
Laundry Equipment & Services
ACE Commercial Laundry Equipment, Inc.
All Valley Washer Service Inc.
Johnnies Appliances
National Service Company
WASH Multi Family Laundry Systems
Leak Detection
CHOOVIO Inc
California Rooter & Plumbing
OVC Plumbing and Drain
Roto Rooter Service Company
SAYA Life
Lending Institutions
CBRE Multifamily SoCal–Dan Blackwell & Team
Chase Commercial/Multifamily Lending–Scott Schweer
Citizens Business Bank
Genesis Bank
Shanon Ohmann Real Estate Group
Mailboxes
Orange County Mailboxes
Maintenance, Repairs, Products
Bar-B-Clean
BEHR Paint Company
BG Multifamily
Buffalo Maintenance, Inc.
Contract Carpet Corporation
CraftWorks Painters
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
apartments.com
Intellirent
Street Beat Promo
Zillow Rentals
Zumper
Supplier Directory
continued from page 51
Mold Remediation
American Environmental Specialists, Inc.
ATI Restoration
BELFOR Property Restoration
Bio-One of Orange
BluSky Restoration Contractors, LLC
BMS CAT of Southern California
FIRST ONSITE Restoration
Kraken Restoration Inc.
One Call Restoration
Pacific Environmental & Abatement Solutions Inc
PRC Restoration
Roto Rooter Service Company
Service First Restoration Inc
Servpro of Newport Beach
Multi-Family Advisory Services
ESA Multifamily Energy Savings Program
Gorman & Associates, Inc.
SNR Law Group, PC
Odor Removal
Bio SoCal
FIRST ONSITE Restoration
Servpro of Newport Beach
Strategic Sanitation Services
Outdoor Furniture & Refinishing
Patio Guys
Paint Sales & Service
Advantage Painting Solutions
BEHR Paint Company
CraftWorks Painters
Dunn-Edwards Corporation
ECC Exteriors
EmpireWorks Reconstruction and Painting
OC Professional Maintenance Team
Premier Commercial Painting South, Inc.
SM Painting Corp.
S-Team Turn Overs
Parking
Dedicated Transportation Services
Reliant Parking Solutions, LLC
Patrol Services
California Safety Agency
Pest Control
Lloyd Pest Control
Pipe Restoration
Roto Rooter Service Company
Plumbing, Contractors & Supplies
California Rooter & Plumbing
EZ Drain & Plumbing
Ironwood Plumbing, Inc.
Mason Reconstruction LLC
OVC Plumbing and Drain
Roto Rooter Service Company
Service 1st
Zoom Drain North Orange County
Pipe Restoration
Roto Rooter Service Company
Pool & Spa Service & Repair
Pacific Coast Commercial Pool Service
Service 1st
Power/Pressure Washing
CraftWorks Painters
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Everline Coatings and Services—S Orange Co
R1 Facility Services
Private Investigations
FPK Security
Private Security
FPK Security
Products
Street Beat Promo
TheGuarantors
Property Management
AllView Real Estate
API Property Management
CFG Investments, Inc.
CHOOVIO Inc
Fairgrove Property Management
Intersolutions — Property Management Staffing
Specialists
LoCali Management Group
Orange County Property Management
Satellite Management Company
Property Management Software
Entrata
Reliant Parking Solutions, LLC
Resident IQ
Snappt Inc.
Yardi Systems Inc.
Property Management Staffing & Training
BG Multifamily
Intersolutions — Property Management Staffing
Specialists
JWilliams Staffing, Inc.
Multi Team Staffing
The Liberty Group
Rain Gutters
Argos Homes Systems
Gale Force Property Maintenance Inc.
R1 Facility Services
Real Estate/Investments
AllView Real Estate
CBRE Multifamily SoCal–Dan Blackwell & Team
Gorman & Associates, Inc.
Investing in The OC
Kairos Investment Management Company
Kay Properties & Investments Company
Shanon Ohmann Real Estate Group
SNS Law Group, LLP
Stream Realty Partners—Pat Swanson
Real Estate Broker
AllView Real Estate
CBRE Multifamily SoCal–Dan Blackwell & Team
Gorman & Associates, Inc.
Investing in The OC
Shanon Ohmann Real Estate Group
SNR Law Group, PC
Reconstruction
BEHR Paint Company
BELFOR Property Restoration
EmpireWorks Reconstruction and Painting
Ideate Design-Build, Inc.
Knight Commercial
One Call Restoration
RBCI Inc.
S-Team Turn Overs
Service First Restoration Inc
WICR Waterproofing & Decking
Rent Payment System
Resident IQ
Resident Screening
AllView Real Estate
Intellirent
Resident IQ
Snappt Inc.
Yardi Systems Inc.
Resident Services
Entrata
Remote Ally
Roofing
BluSky Restoration Contractors, LLC
CAMP Facility Services
Crank Waterproofing
ECC Exteriors
FMM Construction
Guardian Roofs by Sudduth Construction Inc.
Knight Commercial
Monument Roofing
Precision Roofing & Waterproofing Inc.
Royal Roofing
Vision Roof Services
Security Services/Patrol Services
California Safety Agency
FPK Security
Gatewise
Snappt Inc.
USGI — Upland Group
Seismic Retrofitting & Engineering
Alpha Structural Inc.
One Structural — Balcony1 • Retrofit1 • ADU1
Optimum Seismic, Inc.
Service and Leasing
Shanon Ohmann Real Estate Group
Snappt Inc.
TheGuarantors
Signage
Street Beat Promo
Solar Thermal
Pearlx
Staffing Service
BG Multifamily
Intersolutions — Property Management Staffing Specialists
JWilliams Staffing, Inc.
Multi Team Staffing
The Liberty Group
Surface Restoration
CraftWorks Painters
Sustainability/Green Energy
California Energy-Smart Homes
ESA Multifamily Energy Savings Program
Energy Code Ace
Optima
Pearlx
The Junkluggers of Orange County
Tax Planning
Albrecht & Barney Law Corporation
Telecommunications
Cityside Fiber
Cox Communications
Towing
Alberto's Towing
Dedicated Transportation Services
TO’ and MO’ Towing
Training
Intersolutions — Property Management Staffing Specialists
Trash Service/Recycling
Strategic Sanitation Services
The Junkluggers of Orange County
Valet Living
Utilities & Sub Metering
CHOOVIO Inc
ESA Multifamily Energy Savings Program
Google Fiber
Livable
Resident IQ
SAYA Life
Southern California Edison-Multi Family Program
Video Commercials
Intersolutions — Property Management Staffing Specialists
Video Surveillance
A.S. Wise, Inc.
Remote Ally
Gatewise
Water Heaters
California Rooter & Plumbing
H2O Heating Pros, Inc.
OVC Plumbing and Drain
Roto Rooter Service Company
Water Heater Man, Inc.
Water Heaters Only, Inc.
Waterproofing
Advantage Painting Solutions
Crank Waterproofing
ECC Exteriors
Mason Reconstruction LLC
Premier Commercial Painting South, Inc.
Precision Roofing & Waterproofing Inc.
S M Painting Corp.
South Coast Deck Inspections
WICR Waterproofing & Decking
Water Removal
ATI Restoration
BMS CAT of Southern California
FIRST ONSITE Restoration
Kraken Restoration Inc.
One Call Restoration
PRC Restoration
Restoration Management Company
Windows & Doors
Bear Windows Inc.
Crown Building Services Inc.
Gale Force Property Maintenance Inc.
Newman Windows and Doors
The Door & Window Company
A.S. Wise, Inc.
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.
Jean Sabga jsabga@aswise.net 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 info@aswise.net — http://aswise.net
ACE Commercial Laundry Equipment, Inc.
Multi-Housing Division 14404 Hoover Street Westminster, CA 92683-5319 (714) 897-4342 acelaundry@gmail.com — http://www.acelaundry.com
See the Advertisers Index on Page 68 for the location of our ad.
AFR Furniture Rental
John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.com
ALN Apartment Data
Dianna Moreau
dianna@alndata.com
2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553
sales@alndata.com — http://www.alndata.com
API Property Management
Ana Lamb 18022 Cowan #290 Irvine, CA 92614-6806 (714) 505-5200 admin@apipropertymanagement.com http://apipropertymanagement.com
ATI Restoration
Edwina Garcia edwina.garcia@atirestoration.com 3360 E. La Palma Avenue Anaheim, CA 92806 (714) 412-0828
edwina.garcia@atirestoration.com http://www.atirestoration.com
AWB Law, P.C. Anthony Burton anthony@awblawpc.com 2040 Main Street Suite 500 Irvine, CA 92614 (949) 244-4207 admin@awblawpc.com
Advantage Painting Solutions
Steve Wiens 14734 Yorba Court Chino, CA 91710 (951) 840-8548
steve@advantagepaintingsolutions.com
Alberto’s Towing
Alberto Castellanos albert@albertostowing.com 593 North Batavia Street Orange, CA 92868-1218 (714) 616-0290 dispatch@albertostowing.com
Albrecht & Barney Law Corporation
Anson Cain atc@albrechtbarney.com 1 Park Plaza, Suite 900 Irvine, CA 92614-5910 (949) 263-1040 mar@albrechtbarney.com — https://albrechtbarney.com/
All Valley Washer Service Inc
John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — http://www.allvalleywasher.com
AllView Real Estate
Daniel Gutierrez dgutierrez@allviewrealestate.com 1501 Westcliff Drive Suite 270 Newport Beach, CA 92660 (949) 400-4275 info@allviewrealestate.com — https://allviewrealestate.com/
Alpha Structural Inc
Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com — https://www.alphastructural.com/ American 1031
Adam Bryan adam@american1031.net
10111 Petit Avenue North Hills, CA 91343 (310) 903-6757 adam@american1031.net — http://www.american1031.net
American Environmental Specialists, Inc.
James F McClung Jr. jim@aeshb.com P.O. Box 3744 Huntington Beach, CA 92605 (714) 379-3333 admin@aeshb.com — http://www.aeshb.com
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
Apartment Association of Orange County
David Cordero cordero@aaoc.com 1601 East Orangewood Avenue Suite 125 Anaheim, CA 92805 (714) 245-9500 http://www.aaoc.com
Apartment SEO
Ronn Ruiz
111 West Ocean Blvd, Suite 1040 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — http://www.apartmentseo.com
Apartments.com
Adriana Mamola amamola@costar.com 3161 Michelson Dr #1675 Irvine, CA 92612 (951) 522-3001 slkelly@costar.com — http://www.apartments.com
Apex Window Decor
Deepa Gorajia 1132 E. Katella Ave Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com
See the Advertisers Index on Page 68 for the location of our ad.
Argos Home Systems Inc
James Van Dyke 11542 Knott St Ste B5 Garden Grove, CA 92841 (714) 894-9534 argosjvandyke@hughes.net
See the Advertisers Index on Page 68 for the location of our ad.
Arroyo Insurance Services, Inc
Seamus McDonald
5000 East Spring Street #570 Long Beach, CA 90815 (310) 245-1925 seamusm@arroyoins.com — http://arroyosouthbay.com
AssuredPartners
Kate Shoemaker 2913 S Pullman Street Santa Ana, CA 92705 (949) 417-4047 kate.shoemaker@assuredpartners.com
Automatic Fire Sprinklers
Chris Delany 7272 Mars Drive Huntington Beach, CA 92647 (714) 841-2066 afs@afsfire.com
BEHR Paint Company
Lori Flores 20610 Via Azul Santa Ana, CA 92705-5044 (909) 248-5132 loriflores@behr.com — http://www.behr.com
BELFOR Property Restoration
Susan Nellor
susan.nellor@us.belfor.com 2920 East White Star Avenue Anaheim, CA 92806 (714) 632-7685 Dannielle.Boase@us.belfor.com
BG Multifamily
Shannon Valentino
5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgsf.com — http://www.bgmultifamily.com
Supplier Contact Index — continued on page 56
Supplier Contact Index — continued from page 54
BMS CAT of Southern California
Timothy Keller
tim@drymaster.com
26021 Pala Dr #150
Mission Viejo, CA 92691 (949) 422-8708
tkeller@bmsmanagement.com — http://bmscat.com
Bar-B-Clean
Bryan Weinstein
24655 Las Patranas
Yorba Linda, CA 92887 (818) 470-6350
bryan@bar-b-clean.com — http://www.bar-b-clean.com
Bear Windows Inc.
George Torres
george@bearwindows.com 2501 Strozier Avenue
South El Monte, CA 91733 (888) 470-2645
george@bearwindows.com — http://www.bearwindows.com
Bio SoCal
Alan Cohen
Alan@BioSoCal.com
4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000
Info@BioSoCal.com — https://biosocal.com/
Bio-One of Orange
Cory Flores
1439 West Chapman Avenue #159 Orange, CA 92868 (949) 306-1733
Cory@Biooneorange.com — http://www.biooneorange.com
Black Bird Fire Protection, Inc.
Richard Eyssallene
richarde@blackbirdfire.com 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095
info@blackbirdfire.com — https://blackbirdfire.com/ BluSky Restoration Contractors, LLC
Alicia O’Malley
alicia.omalley@goblusky.com 1183 Warner Ave Tustin, CA 92780 (657) 575-0388
Stefanie.koslosky@goblusky.com — http://www.goblusky.com
Bob Peters Fire Protection, Inc.
Laurie Vandebrake 3397 East 19th Street Signal Hill, CA 90755 (562) 424-8486
LaurieV@bobpetersfire.com
Brennan Law Firm
Michael Brennan mike@mbrennanlaw.com
67 Live Oak Avenue Suite 105 Arcadia, CA 91006 (626) 294-0500
cynthia@mbrennanlaw.com — http://www.mbrennanlaw.com
See the Advertisers Index on Page 68 for the location of our ad. Buffalo Maintenance, Inc.
Frank Alvarez
frankie@contactbuffalo.com 6861 Stanton Avenue #G Buena Park, CA 90621 (714) 956-8371 bills@contactbuffalo.com — http://www.buffalomaintenance.com
See the Advertisers Index on Page 68 for the location of our ad. ButterflyMX
John Somarriba 44 West 28th Street 4th floor New York, NY 10001 (800) 398-4416 marketing@butterflymx.com — https://butterflymx.com/
CALbath
Carly Camacho
ccamacho@calbath.com
1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779
commercial@calbath.com — https://www.calbathcommercial.com
CAMP Facility Services
Amber Hassell ahassell@campfs.com
15139 South Post Oak Rd. Houston, TX 77053 (713) 413-2267
marketing@campfs.com — http://www.campfs.com
CBRE Multifamily SoCal—Dan Blackwell & Team
Christina Tang 18575 Jamboree Rd, Suite 600 Newport Beach, CA 92612 christina.tang@cbre.com — http://www.cbre.com/invocmultifamily
See the Advertisers Index on Page 68 for the location of our ad.
CFG Investments, Inc.
Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430
steve@cfginvestments.com — http://www.cfginvestments.com
See the Advertisers Index on Page 68 for the location of our ad.
CHOOVIO Inc
Farhad Arvin sales@choovio.com 23191 La Cadena Drive Suite 102 Laguna Hills, CA 92653 (949) 506-5600
sales@choovio.com
CORT Furniture Rental
Carleen Martin 8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711
Carleen.Martin@cort.com — http://www.cort.com
California Rooter & Plumbing, Inc.
Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202
calrooter@yahoo.com — http://www.calrooter.com
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 — http://www.csapatrol.com
Chargie
Robyn Chu
3947 Landmark Street Culver City, CA 90232 (424) 231-3591 robyn.chu@chargie.com
Chase Commercial/Multifamily Lending–Scott Schweer
Scott Schweer
3 Park Plaza, Suite 1000 Irvine, CA 92614 (949) 833-4074
scott.schweer@chase.com
See the Advertisers Index on Page 68 for the location of our ad.
Citizens Business Bank
Michael Duran
2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — http://www.cbbank.com
Cityside Fiber
Mike Gourzis
100 Spectrum Center Drive Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.com — http://citysidefiber.com
Contract Carpet Corporation
Mark Lacey
850 Enterprise Way Fullerton, CA 92831 (714) 888-3250 mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/
Cox
Samya Nelson 27121 Towne Centre Dr #125 Foothill Ranch, CA 92610 samya.nelson@cox.com — http://cox.com
CraftWorks Painters
Chakong Xiong 1462 East 33rd Street Signal Hill, CA 90755 (714) 928-2920 chakongx@craftworkspainters.com http://www.craftworkspainters.com
Crank Waterproofing
Rocky Glover 134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com
Crown Building Services Inc.
Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com — http://www.crownservicesinc.com
Deans & Homer, Renter’s Insurance
Debbie Halverson 24261 La Hermosa Avenue Laguna Niguel, CA 92677 (949) 231-8495 debbieh@deanshomer.com — http://www.insureyourstuff.com
Deck Diagnostics
Ronald White 17341 Irvine Boulevard Suite 200 Tustin, CA 92780 (714) 502-9029 hdc.canfixit@gmail.com — https://deckdiagnostics.com/ See the Advertisers Index on Page 68 for the location of our ad.
Dedicated Transportation Services
Richard Rodrigues 13700 Harbor Blvd., #B Garden Grove, CA 92843 (714) 530-8697 richthetowguy@yahoo.com http://www.dedicatedtransportationservices.com
Dick Wardlow Insurance Brokers
Matt Wardlow 5898 Condor Drive Ste 200-A Moorpark, CA 93021-2603 (805) 553-0505 mattw@wardlowinsurance.com http://www.wardlowinsurance.com
DrBalcony Omidreza Ghanadiof omid@eeeadvisor.com 2500 Red Hill Avenue Suite 200 Santa Ana, CA 92780 (805) 334-0037 info@eeeadvisor.com — https://www.eeeadvisor.com/
Supplier Contact Index — continued on page 58
from page 56
Dunn-Edwards Corporation
Jessica Seitz
1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969
Jessica.Seitz@dunnedwards.com
Duringer Law Group, PLC
Stephen C. Duringer, Esq.
8141 E. Kaiser Blvd. Ste. 300 Anaheim Hills, CA 92808-2241 (714) 279-1100
sduringer@duringerlaw.com — http://www.duringerlaw.com/ ECC Exteriors
Andrea Lyle
23032 Mill Creek Drive, Suite 150 Laguna Hills, CA 92653-1214 (888) 300-6786
andrea@ecc-exteriors.com — http://www.ecc-exteriors.com
ESA Multifamily Energy Savings Program
Brooke Mastenbaum
bmastenbaum@trccompanies.com 4393 Viewridge Ave Ste A San Diego, CA 92123 (866) 211-3335 southernmfes@rhainc.com
EZ Drain & Plumbing
Stacie Fluhrer
6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699
ezdrainandplumbing@gmail.com
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
coshiro@empireworks.com 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empirepainting.com — http://www.empireworks.com Energy Code Ace Zee Hussein 6042 Irwindale Avenue Irwindale, CA 91702 (714) 232-5851 zalmie.hussein@noresco.com
Entrata
Kristin Teale
kteale@entrata.com 4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 jlewis@entrata.com — http://www.entrata.com
Everline Coatings and Services—S Orange Co
Srinivas Hanumansetty 2076 South Grand Avenue
Santa Ana, CA 92705-5250 (949) 216-8368
srinivas@everlinecoatings.com https://everlinecoatings.com/us/southern-orange-county/ Fairgrove Property Management
Farmers Insurance—Theresa Simes Agency
Theresa Simes
17165 Newhope St., Suite F
Fountain Valley, CA 92708 (714) 966-3000
tsimes@farmersagent.com
http://www.farmersagent.com/tsimes
See the Advertisers Index on Page 68 for the location of our ad.
FIRST ONSITE Restoration
Lisa McCollough 1275 North Grove Street Anaheim, CA 92806 (714) 978-6400
lisa.mccollough@firstonsite.com — https://firstonsite.com/
Fisher & Phillips
Christine Baran
2050 Main Street, Suite 1000 Irvine, CA 92614 (949) 851-2424
cbaran@fisherphillips.com
Floor Coverings International
Randy Thomas randy.thomas@fcifloors.com
3501 W. Moore Avenue, Suite G Santa Ana, CA 92704 (714) 500-8648
om.thomasr@floorcoveringsinternational.com
FMM Construction
Annie Bing - 1
525 Florida Avenue Southwest Denham Springs, LA 70726 (714) 925-0598
annie.bing@fmmla.com — https://fmmla.com/
FPK Security, Inc
Mike Post P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 mikep@fpksecurity.com — http://www.fpksecurity.com
Gale Force Property Maintenance Inc.
Marisa Thompson 31915 Rancho California Rd Ste. 200-401 Temecula, CA 92591 (951) 225-5019 marisa@galeforcepm.com
Gatewise
Joseph Knaack 2900 Weslayan Street Houston, TX 77027 (714) 277-2586
joseph@gatewise.com — https://gatewise.com/
Genesis Bank
Jamie Hauer
4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1275
gbmarketing@mygenesisbank.com — https://mygenesisbank.com/
Gerhard Electric
Mark Gerhard
mark@gerhardelectric.com 22961 La Cadena Drive Laguna Hills, CA 92653 (949) 951-0490 service@gerhardelectric.com — http://www.gerhardelectric.com
Gogo Cabinets
Warren Chong 1728 Tyler Avenue South El Monte, CA 91733-3430 (626) 328-6071 w.chong@gogocabinet.com — https://gogocabinet.com/
Gorman & Associates, Inc
Timothy Gorman
272 South Poplar Avenue Unit 101 Brea, CA 92821-5587 (714) 255-9998 tim@wrgorman.com
See the Advertisers Index on Page 68 for the location of our ad.
Green Zuru
Michael Juker 9650 Telstar Ave. Unit - A El Monte, CA 91731 (323) 746-3730 michael@greenzuru.com
Guardian Roofs By Suddith Construction Inc
Helen Tredo helenguardianroofs@gmail.com 1010 N. Batavia St, Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com http://www.guardianroofs.com
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 — http://www.h2oheatingpros.com
See the Advertisers Index on Page 68 for the location of our ad. Homewell Insurance Services Inc
Ryan Brewart 4150 Concours Street 260 Ontario, CA 91764-5913 (909) 509-8103 ryan@homewellins.com
See the Advertisers Index on Page 68 for the location of our ad. ISU-The Olson Duncan Agency
Jim Kinmartin
17875 Von Karman Avenue ste 150 Irvine, CA 92614-6200 (424) 757-5024
jim@olsonduncan.com — http://www.olsonduncan.com
Ideate Design-Build, Inc.
Sarah Hall
1930 Watson Way, Suite E Vista, CA 92081 (760) 448-0788 sarah@ideatedesignbuild.com https://www.ideatedesignbuild.com/ Intellirent
Cassandra Joachim cjoachim@myintellirent.com 632 Commercial Street 5th Floor San Francisco, CA 94111 (844) 755-4059 info@myintellirent.com https://myintellirent.com/aaoc-member-tenant-screening InterSolutions—Property Management Staffing Specialists
InvestingInTheOC@gmail.com — http://investingintheoc.com Supplier Contact Index —
Marco Vartanian mvartanian@fairgrovepm.com 2355 Main Street Suite 120 Irvine, CA 92614-6260 (714) 541-0288 info@fairgrovepm.com — https://fairgrovepm.com/
Google Fiber
Sarah Dunn 19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346 Sarahdunn@google.com
Shaye Anders sanders@intersolutions.com 17762 Manchester Avenue Irvine, CA 92614-6649 (858) 367-5998 mbenton@intersolutions.com — http://www.npmstaffing.com
Investing In The OC
Mercedes Shaffer
1200 Newport Center Drive
Newport Beach, CA 92660 (714) 330-9999
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:
Supplier Contact Index — continued from page 58
Ironwood Plumbing, Inc.
Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575
carl@ironwoodplumbing.com — http://www.ironwoodplumbing.com
JWilliams Staffing, Inc.
JoAnne Williams 18022 Cowan Dr. Suite 105 Irvine, CA 92614 (949) 250-1923
JoAnne@JWilliamsstaffing.com — http://www.jwilliamsstaffing.com
Johnnies Appliances
Tommy Martinez 12018 Paramount Blvd Downey, CA 90242 (562) 861-3819
tommy.martinez@johnniesappliances.com http://www.johnniesappliances.com
See the Advertisers Index on Page 68 for the location of our ad.
JuiceNet
David Stumbaugh 419 Main Street, #348 Huntington Beach, CA 92648-8100 (657) 616-2136
david@juicenet.ai — https://juicenet.ai/
KD Electric Company
Derrick Laughlin derrick@kdelectric.com 17071 E. Imperial Hwy Ste A6 Yorba Linda, CA 92886 (714) 223-2700 contact@kdelectric.com — http://www.kdelectric.com
KJ Design Center
Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180 accounting@kjdesigncenter.com
Kairos Investment Management Company
Jon Needell
jneedell@KIMC.com 18101 Von Karman Avenue Suite 1100 Irvine, CA 92612 (949) 709-8888
investorreporting@KIMC.com — https://kimc.com/ Kay Properties & Investments Company
Dwight Kay info@kpi1031.com 2958 Columbia Street Torrance, CA 90503-3806 (855) 899-4597
kana.yu@kpi1031.com — http://www.kpi1031.com
See the Advertisers Index on Page 68 for the location of our ad.
Kimball, Tirey & St. John LLP
Michael Chen 2040 Main St, Suite 500 Irvine, CA 92614 (949) 476-5585
Michael.Chen@kts-law.com — http://www.kts-law.com
Knight Commercial
Amit Gandhi 3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307
a.gandhi@knightcommercial.com http://www.knightcommercial.com
EZ Drain & Plumbing
Kraken Restoration Inc.
Todd Gelatka P.O. Box 80958
Rancho Santa Margarita, CA 92688 (949) 570-2424
4Krakenrestoration@gmail.com
L and D Appliance Corp
Henry Hsu
henryh@lndappl.com 11969 Telegraph Rd
Santa Fe Springs, CA 90670 (562) 946-1105
edison@lndappl.com — http://lndappl.com
LA Hydro-Jet & Rooter Service, Inc.
Teresa Inzunza 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426
TInzunza@lahydrojet.com
Livable
Daniel Sharabi daniel@livable.com PO Box 42 Los Gatos, CA 95031 (877) 789-6027 finance@livable.com — http://www.livable.com/aaoc
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 (714) 747-9074 nathan@livinglocali.com — http://www.livinglocali.com
Mason Reconstruction LLC
Joshua Mason
26895 Aliso Creek Road #B-25 Aliso Viejo, CA 92656 (714) 206-8392
josh@masonrecon.com
MirrorMate Frames
Dustin Murphy 9317 Monroe Road Suite A Charlotte, NC 28270 (704) 390-7374
dustin@mirrormate.com
Molly Maid of Irvine and Saddleback, and Temecula Valley
Scott Sims
20984 Bake Parkway #102 Lake Forest, CA 92630 (949) 367-8000 x 2
scott.sims@mollymaid.com http://www.mollymaid.com/irvine-saddleback-valley/ Monument Roofing
Aaron Martin
aaron@monumentroofing.us
625 W. Katella Ave #29 Orange, CA 92867 (714) 538-3330
debbie@monumentroofing.us — http://www.mccarthyroofing.com
See the Advertisers Index on Page 68 for the location of our ad.
Multi Team Staffing
Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841
teresa@multiteam.net — http://www.multiteamservices.com
NFP Property & Casualty
Eric R Marrs 1551 North Tustin Avenue, Suite 500 Santa Ana, CA 92705-8634 (714) 617-2446
eric.r.marrs@nfp.com — http://www.nfp.com
National Service Company
Anel Burgin 845 N Commerce St Orange, CA 92867 (714) 633-1811
ab_national@yahoo.com — http://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 — http://www.navionins.com
Newman Windows and Doors
Ruthie Vaughn 6110 Yarrow Drive Carlsbad, CA 92011 (760) 438-8080
ruthiev@newmanwindows.com https://www.newmanwindows.com
Newmeyer & Dillion, LLP
Rondi J Walsh
895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000
Rondi.Walsh@ndlf.com — http://www.newmeyeranddillion.com
OC Professional Maintenance Team
Jennifer Barragan 1442 East Lincoln Avenue Orange, CA 92865-1934 (714) 583-8633
jennifer@ocproteam.com — http://www.ocproteam.com
See the Advertisers Index on Page 68 for the location of our ad.
OVC Plumbing and Drain
Matthew Johnston 17165 Von Karman Ave, Suite 106 Irvine, CA 92614 (949) 775-4682
matt@ovcbuild.com — http://callovc.com
One Call Restoration
Anthony Nocera
tnocera@ymail.com 1240 S Wright Street Santa Ana, CA 92705 (562) 824-1234
tony@onecallsm.com https://www.servicemasterrestore.com/servicemaster-by-one-callrestoration/
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 4199 Bandini Boulevard Suite A-B Vernon, CA 90058-4208 (323) 605-0000
asahabi@optimumseismic.com — http://www.optimumseismic.com
See the Advertisers Index on Page 68 for the location of our ad.
Supplier Contact Index — continued on page 62
Supplier Contact Index — continued from page 61
Orange County Mailboxes
Edward Schade
ed@orangecountymailboxes.com
P.O. Box 11539 Westminster, CA 92685 (714) 878-3093
info@orangecountymailboxes.com
Orange County Property Management
Eric Reichert
17951 Lyons Circle Huntington Beach, CA 92647-7167 (714) 840-1700
eric@ocmgmt.com — http://orangecountypropertymanagement.com
See the Advertisers Index on Page 68 for the location of our ad. PRC Restoration Inc
Freddy Rodriguez
ap@prcrestoration.com
23839 Banning Blvd. Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — https://prcinc.com/
Pacific Coast Commercial Pool Service Inc.
Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881
rdklump@gmail.com — http://pccpools.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
marketing@patioguys.com
2907 Oak St Santa Ana, CA 92707 (800) 310-4897
commercial@patioguys.com — http://patioguys.com
Pearlx
Phillip Forrester 300 Corporate Pointe, Suite 220 Culver City, CA 90230-7614 (323) 863-8403 pf@pearlxinfra.com
Precision Concrete Cutting
Isaac Lopez
650 S Grand Ave #108 Santa Ana, CA 92705 (760) 448-0979 aarona@safesidewalks.com — http://www.safesidewalks.com
Precision Roofing & Waterproofing Inc.
Brandon Decker
8 Mclaren Ste L Irvine, CA 92618 (949) 751-7321
brandon@precisionroofingoc.com — https://precisionroofingoc.com/
Premier Commercial Painting South, INC.
Robert Black 17150 Newhope #405 Fountain Valley, Ca 92708 (714) 546-3692
Rblackpcp@yahoo.com
Prendiville Insurance Agency
Angela Weiss 24661 Del Prado Suite 3 Dana Point, CA 92629-2805 (949) 487-9696
angela@prendivilleagency.com — http://www.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
Qwikkit
Jennifer Mau tradeshows@Qwikkit.com
7350 Langfield Road Houston, TX 77092 (713) 540-3205 j.mau@qwikkit.com
R & B Wholesale Distributors
David Rhodes drhodes@rbdist.com 2350 S. Milliken Ontario, CA 91761 (909) 230-5400
jennie@rbdist.com — http://www.rbdist.com
See the Advertisers Index on Page 68 for the location of our ad.
R1 Facility Services
Casey Powell 2025 Guadalupe Street Suite 260 #2788 Austin, TX 78705 (714) 854-2002
cpowell@r1facilityservices.com — http://r1fs.co
RBCI Inc.
Randi Favela 1121 East Elm Ave Fullerton, CA 92831 (714) 401-7646 randi@rbci.inc
REVS (Refuel
David Aaronson
david@relpconsulting.com 3753 Nottingham St Houston, TX 77005 (713) 927-1693
daaronson@refuelevs.com — http://www.refuelevs.com
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
kevin@reliantparking.com PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com — http://reliantparking.com/
Remote Ally
Eddie Conlon
4431 Corporate Center Drive Ste. 121 Los Alamitos, CA 90720 (866) 439-0318 conlon@remoteally.com — http://www.remoteally.com
Rently
Zach Goulhiane 6300 Wilshire Boulevard Suite 620 Los Angeles, CA 90048 (323) 375-5778 zach@rently.com
Resident IQ
Angela Mackey
angela.mackey@residentiq.com 2035 Lakeside Centre Way Suite 250 Knoxville, TN 37922 (949) 698-3662 sales@residentiq.com
Restoration Management Company
Staling Ngoy 4925 East Hunter Avenue Anaheim, CA 92807 (714) 208-1841 staling.ngoy@rmc.com — http://www.rmc.com
Rose Paving LLC
Aaron Anderson 10200 Matern Place Santa Fe Springs, CA 90670-3248 (562) 662-2329 aaron.anderson@rosepaving.com — http://www.rosepaving.com
Roto Rooter Service Company
Jacob Coe 1501 Railroad Street Corona, CA 92878 (714) 666-1665 jacob.coe@rrsc.com — https://www.rotorooter.com/
Royal Roofing
Steve Pinkus 6831 Suva St. Bell Gardens, CA 90201 (562) 928-1200 steve@royalroofing.com — http://www.royalroofing.com
See the Advertisers Index on Page 68 for the location of our ad.
S.E. ELECTRICAL SERVICES, INC.
S M Painting Corp
Salvador Munguia
417 S. Associated Rd. #212 Brea, CA 92821 (714) 322-9006 salvadormunguiac@yahoo.com http://www.salvadormunguiapaintingco.com
S-Team Turn Overs
Carlos Mercado 2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522 cmercado@steamoc.com
S.E. Electrical Services 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.
SAYA Life
Sanjay Poojary 525 S Hewitt Street Los Angeles, CA 90013 (949) 241-3365 spoojary@saya.life
SNR Law Group, PC
Sakeenah Redmond 17821 E 17th Street 145 Tustin, CA 92780 (714) 731-0900 sredmond@snrlawgroup.com
Supplier Contact Index — continued on page 64
Supplier Contact Index —
continued from page 63
SNS Law Group, LLP
Rozita Levy 11400 West Olympic Boulevard, Ste. 200 Los Angeles, CA 90064-1550 (310) 770-4240
Rozy@snslawgroup.com
Satellite Management Company
Kathy Karimloo kkarimloo@satellitemanagement.com 1010 E Chestnut Ave Santa Ana, CA 92701 (714) 558-2411 pconzelman@satellitemanagement.com
Service 1st
Sergio Sancho 2510 N. Grand Santa Ana, CA 92705 (714) 573-2251 ssancho@service-1st.com — http://www.service-1st.com
ServiceFirst Restoration Inc
Christian Rovsek 23192 Verdugo Dr STE D Laguna Hills, CA 92653 (855) 883-4778 accounting@callservicefirst.com — http://www.callservicefirst.com
Servpro of Newport Beach
Krystyn Roman 21531 Surveyor Circle Huntington Beach, CA 92646 (949) 758-0484 kroman@servpronewport.com
Shanon Ohmann Real Estate Group
Shanon Ohmann 28361 Lakewood Drive Laguna Niguel, CA 92677 (949) 309-1244 Shanonohmann@gmail.com — http://www.HomesInOC.com
Snappt Inc.
Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340 dcooper@snappt.com — https://www.snappt.com/
South Coast Deck Inspections
Michael Malki 1095 N. Main St. Suite Q Orange, CA 92867 (657) 707-9127 admin@southcoastdeck.com https://southcoastdeckinspections.com/
See the Advertisers Index on Page 68 for the location of our ad.
Southern California Edison-Multi Family Program
Mary Finn Parker 1515 Walnut Grove Ave Rosemead, CA 91770 (714) 307-5274 mary.finn@sce.com — http://www.sce.com
Strategic Sanitation Services
Bill Sowers 25801 Obrero Drive #11 Mission Viejo, CA 92691 (949) 813-5888 bills@wasteoptemize.com — http://www.wasteoptimize.com
Synergy Companies
Douglas Price 90 Business Park Drive Perris, CA 92571 (951) 443-6151 Doug.Price@synergycompanies.com https://www.synergycompanies.com/ TASORO Products
Aleah Whitacre aw@tasoroproducts.com 14107 Brighton Ave Gardena, CA 90249 (714) 925-0598 ab@tasoroproducts.com — https://tasoroproducts.com/
The Door & Window Company
Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com http://www.thedoorandwindow.com
The Junkluggers of Orange County
Kyle Mussche 1135 West Katella Avenue Orange, CA 92867 (714) 493-7625 kyle.mussche@junkluggers.com
500 N. State College, Suite 1100
Socal@thelibertygroup.com — http://www.thelibertygroup.com
TheGuarantors
Alexandra Nazaire
associations@theguarantors.com
1 World Trade Center
New York, NY 10007 (212) 266-0020
success@theguarantors.com
Titanium Restoration Services
Victor Martinez
P.O Box 4584 Anaheim, CA 92801 (714) 290-5875
titaniumrestoration@gmail.com
To’ and Mo’ Towing
Robert Heer, Jr. 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879
rchjr@pacbell.net — https://www.toandmotowing.net/
USGI_Upland Group
William Estela 1615 French Street suite 201 Santa Ana, CA 92701-2475 (855) 787-5263
westela@usg.org — http://www.usg.org
Urban Surfaces
Brandon Cutler
2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645
brandon.c@urbansurfaces.com — https://www.urbansurfaces.com/
Valet Living
Laura Lemansky 10150 Highland Manor Drive Suite 120 Tampa, FL 33610-9713 (562) 522-3309
laura.lemansky@valetliving.com — http://www.valetliving.com
Villa Property Inspections LLC
Tony Escamilla
1012 West Duarte Road 14 Arcadia, CA 91007 (800) 465-0153
tony@inspectaproperty.com — https://inspectaproperty.com/
Vision Roof Services
Mike Zapata
30211 Avenida de las Banderas Rancho Santa Margarita, CA 92688 (949) 310-6333
mikezapata@visionroof.net
WASH Multi Family Laundry Systems
Joanne Venter
2200 W 195th Street Torrance, CA 90501 (800) 421-6897
joannev@washlaundry.com — http://www.washlaundry.com
See the Advertisers Index on Page 68 for the location of our ad.
WICR Waterproofing & Decking
Sean Krubinski sean@wicr.net
72185 Painters Path, Suite B Palm Dessert, CA 92260 (888) 388-9427
customerservice@wicr.net — http://www.wicr.net
Water Heater Man Inc.
Tommy Guerra (714) 282-7098 tommyg@waterheatermaninc.com http://www.waterheatermaninc.com
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 — http://www.wzllp.com
Yardi Systems Inc
Ryan Shields ryan.shields@yardi.com
430 S Fairview Ave
Santa Barbara, CA 93117 (805) 699-2040 melissa.dempsey@yardi.com https://www.yardi.com/products/property-management-software/.
Zillow Rentals
Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — http://www.zillow.com
Zoom Drain North Orange County
Brent Henderson 2930-D Grace Lane Costa Mesa, CA 92626 (949) 573-4717 brent.henderson@zoomdrain.com
Zumper
Darcy Wagner 555 Montgomery Suite 1300 San Francisco, CA 94108 (714) 651-7691 darcy@zumper.com — https://www.zumper.com/
Johnnie's Appliances 12
R&B Wholesale Distributors, Inc. Back Cover
ASPHALT SALES & SERVICE
C & C Paving Company, Inc. 62 ATTORNEYS
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