Arcadia REALTOR Magazine - September/October 2015

REALTOR®

OFFICIAL PUBLICATION OF THE ARCADIA ASSOCIATION OF REALTORS®

PROUDLY SERVING THE REALTORS® OF ARCADIA, BRADBURY, DUARTE, MONROVIA & SIERRA MADRE

N.A.R. REALTOR® Emeritus Achievement Recipients See page 6

Betty Lanza 1

Peggy Allison

Irene Daly

Terry Earll

ARCADIA REALTOR® · JANUARY/FEBRUARY 2015SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

FROM THE CEO’S DESK

REALTOR® 2015 ASSOCIATION OFFICERS Joseph Pacilio 2015 PRESIDENT Roy Blume PRESIDENT-ELECT Kelvin Chang VICE-PRESIDENT Sylvia Ramos SECRETARY/TREASURER BOARD OF DIRECTORS Ryan Asao Andy Bencosme Julie Bencosme Margaret Garemore Fred Madjar Mark Ramos David Scarminach Irene Truong Mike Vachani

C.A.R. DIRECTORS Ryan Asao Andy Bencosme Roy Blume Margaret Garemore Joseph Pacilio Sylvia Ramos Randall Traw Mike Vachani Kelvin Wong

ASSOCIATION STAFF

Robin Allen Ext. 307 Director of Finance / Office Manager Robin@TheAAR.com Michael Beltran Ext. 302 IT Director / Webmaster Michael@TheAAR.com Brenda Faltes Ext. 304 Director of Membership & Professional Standards Brenda@TheAAR.com Jamie Hu Ext. 309 Director of MLS Data Violations Jamie.Hu@TheAAR.com Stephanie Maertens Ext. 303 Director of Education & Commercial Real Estate Stephanie@TheAAR.com Jane Shriver Ext. 301 Director of Association Services Jane@TheAAR.com Laura Thai Ext. 304 Director of Broker Compliance & Member Outreach Laura@TheAAR.com Andrew Cooper Ext. 308 Chief Executive Officer Andrew@TheAAR.com

ARCADIA ASSOCIATION OF REALTORS® 601 South First Avenue Arcadia, California 91006 626.446.2115 626.446.4072 FAX www.TheAAR.com 2

We Compete Every Day to Earn your Membership I’m an avid sports fan. Always have been. I played all kinds of sports in my younger days with a particular love for soccer, courtesy of my British parents. I was also very fortunate to have been a batboy for the L.A. Dodgers when they won their last World Series in 1988. These days due to time constraints my sports are pretty much limited to playing soccer with my 4 year old son, tossing baseballs to him and going for an evening family swim. I have a passion for watching team sports too (go Manchester United!) especially when they compete at the highest level and I’m a true believer that competition makes us better in business and in life. This is certainly true when it comes to serving our thousands of REALTOR® and Affiliate members, which I consider to be the ultimate team sport.

At the Arcadia Association of REALTORS® we embrace competition because it makes us stronger and through our strength, our goal is to make you, our valued members, the real winners. You win with our award-winning educational offerings, our political advocacy, our world-class events and our customer service.

Many other real estate associations try to compete on membership fees alone which is a sure indication they have nothing behind the scenes to offer. We have so many current AAR members who transferred their membership to us from other associations whom have told us they wished they transferred long ago. Perhaps this is why we’re one of the fastest growing real estate associations in California.

For us, low membership and MLS fees are important but they are not the only competitive factor. We choose to compete with our reliability, our positive attitude, our member support, our customer service and our innovative member benefits. In fact, we compete in every aspect of the Membership Experience - from the way we answer your telephone calls, respond timely to your emails and the way we deliver outrageously positive membership experiences to you every time and with a smile.

Another thing that no other association of REALTORS® can match is the sincerity, dedication and downright “niceness” of all our volunteer members including committee members, chairs, Board of Directors and of course, your dedicated staff. Each of these wonderful and selfless women and men have been our single greatest competitive advantage and their passion for taking care of you is stronger than ever. On behalf of these dedicated group of people at the Arcadia Association of REALTORS®, thank you for allowing us to be your teammate!

To your continued success,

ARCADIA REALTOR® · SEPTEMBER/OCTOBER 2015

Andrew Cooper Chief Executive Officer

SEPTEMBER/OCTOBER 2015 | VOLUME 19 | NUMBER 5

Contents 7

Regular Features 2

From the CEO’s Desk

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Market Matters

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6

9

Andrew Cooper, Chief Executive Officer

Market Statistics for the San Gabriel Valley

Attorney Comments Dave Freeman, AAR Legal Counsel

Through the Lens

A Look at What’s Happening Around the AAR

Affiliate Corner

“Fundamentals of the Escrow Process” Marie Palacios, Contempo Escrow Inc.

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On the Cover 6

N.A.R. REALTOR® Emeritus Achievement Recipients Congratulations to Betty Lanza, Peggy Allison, Irene Daly & Terry Earll.

Additional Content 7

TRID (TILA-RESPA Integrated Disclosure) What’s the deal with all these new Acronyms?

11 AAR New REALTOR® Members The AAR welcomes its newest REALTOR® Members of 2015 11 AAR Staff Member Jane Shriver Celebrates 25 Years at the AAR! Thursday, August 13th marked the 25th anniversary of Jane Shriver’s employment!

12 Arcadia Relay for Life 2015 A look at the recent American Cancer Society event to fundraise towards the fight against cancer.

13 Scott Burtz Memorial Charity Golf Classic A photo recap on the recent annual charity golf tournament held at the lovely Glendora Country Club.

SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

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Market Matters Market Statistics for the San Gabriel Valley - July 2015

City

Arcadia Arcadia Duarte El Monte El Monte Glendora Glendora Monrovia San Gabriel San Gabriel San Marino Sierra Madre Temple City

Zip Code

91006 91007 91010 91731 91732 91740 91741 91016 91775 91776 91108 91024 91780

Single Family Homes

Condominiums

Sales of Price Price % Single Family Median SFR Chg from Homes ($1,000) July 2014

Price Median Condo ($1,000)

39 11 10 4 13 20 26 29 21 12 11 17 16

$1,035 $1,270 $407 $435 $465 $453 $639 $643 $775 $587 $2,134 $975 $726

-10.0% -29.0% 5.9% 4.1% 22.7% -1.1% 9.8% 7.2% 5.2% 1.6% 6.8% 32.0% -1.3%

Sales Count Condos

1 8 9 n/a 6 9 2 8 1 4 n/a 3 9

SFR Only

Price & Median Chg from Home Price/ July 2014 Sq. Ft.

$660 $549 $323 n/a $417 $447 $472 $440 $629 $466 n/a $600 $568

-24.0% 4.8% 6.3% n/a 26.2% n/a% 19.4% 10.0% n/a 47.9% n/a 0.8% -4.9%

$535 $596 $391 $413 $317 $361 $354 $439 $437 $550 $954 $498 $437

Market Statistics for the San Gabriel Valley - August 2015 Single Family Homes

City

Arcadia Arcadia Duarte El Monte El Monte Glendora Glendora Monrovia San Gabriel San Gabriel San Marino Sierra Madre Temple City 4

Zip Code

91006 91007 91010 91731 91732 91740 91741 91016 91775 91776 91108 91024 91780

Condominiums

Price % Sales of Price Chg from Single Family Median SFR August Homes ($1,000) 2014

29 20 9 5 13 19 20 32 19 16 17 6 23

$859 $1,885 $409 $400 $381 $480 $690 $594 $768 $543 $2,050 $1,063 $700

ARCADIA REALTOR庐 路 SEPTEMBER/OCTOBER 2015

-10.0% 39.1% -0.2% 7.4% 5.0% 10.3% 21.2% -8.9% 5.3% -6.9% 10.6% 22.5% -4.3%

Sales Count Condos

5 9 2 2 3 7 2 12 n/a 8 n/a 3 2

Price Median Condo ($1,000)

$783 $513 $405 $373 $538 $340 $378 $415 n/a $388 n/a $556 $430

SFR Only

Price & Chg from Median August Home Price/ 2014 Sq. Ft.

1.1% -6.4% 12.4% n/a 71.1% 22.5% -6.3% -6.1% n/a 1.7% n/a 0.2% -16.1%

$491 $571 $406 $347 $352 $330 $361 $443 $502 $440 $794 $549 $455

Source: CoreLogic.com

Attorney Comments

By Dave Freeman, Association Counsel

Signatures of Corporations When signing for a corporation or LLC, please be sure you and your clients adhere to the method of signing that the attorney, who drew up the entity, instructed. That is, for example: ABC Corp.

By, (John Doe’s signature) John Doe, President Too often, attorneys and escrow officers receive documents (Purchase Contracts) signed by the client, in the place where the entity’s name should appear. Remember, the signing individual is not the seller or buyer in this case; the entity (corp.) is.

Property Tax Re-Assessment Exemption As property values have skyrocketed recently, it is important to preserve our Proposition 13 tax assessments.

a) Seniors and Disabled Persons:

Normally, when we sell a residence and purchase another, the new residence is re-assessed to the value at the time of the new purchase. This greatly increases the tax burden on the new owner. But if anyone over the age of 55 years, or a severely disabled person, sells their principal residence and purchases another one, in the same county, for equal or less money, within two years of the sale of the previous residence, Proposition 90 allows the seniors/disabled person to transfer their Prop 13 property tax basis from the old residence to the new one.

Only certain counties in California allow transfer of Prop 13 benefits to a new residence in that county from a different county. As of November 2014 they were (check with the county tax assessor where you are planning on moving): Orange County Ventura County San Diego County San Bernardino County Los Angeles County San Mateo County Riverside County Alameda County

You must apply for this exemption. Best to do it at the time of transfer, or the exemption, or a portion, may be lost. A simple form can be downloaded from the County Assessor’s Office of the county in which one is buying.

Parent to Child Transfers Similar to the previous paragraph, transfers from parents to children, or from children to their parents are exempt from re-assessment. This also includes grandparents to grandchildren or from grandchildren to grandparents, if there are no living parents in between. The principal place of residence is totally exempt, and other property, up to one million dollars is also exempt. Be sure to file the appropriate form with the County Tax Assessor.

SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

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through the lens ment eritus Achieve Em R® O LT A RE . tty Lanza, N.A.R tulations to Be Earll ra ng Co . ts en pi rry Reci Irene Daly & Te Peggy Allison,

A Look at What’s Happening Around the AAR Kelvin Chang, 2015 AAR Vice President, State Senator Judy Chu & Joe Pacilio, 2015 AAR President

Roy Blume, 2015 AAR PresidentElect, State Senator Judy Chu & Joe Pacilio, 2015 AAR President

2015 AAR Strategic Planning Joe Pacilio, Assemblyman 2015 AAR President, Ed Ch Roy Blume, 20 au, Joyce Kristiansen & 15 AAR Presiden t-Elect

Congratulations to Cheryl Allen of Dilbeck Real Estate, Arcadia who won the Apple Watch drawing benefiting the 2015 E4C Scott Burtz Charity Golf Classic!

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2015 Survey Winner Sonny Han, A & C Intl. Investment Inc.

2015 Survey Winner Careayre Rambeau, .

Alta Realty Company, Inc

2015 Survey Winner John Barker, Berkshire Hathaway HomeService

ARCADIA REALTOR® · SEPTEMBER/OCTOBER 2015

2015 Survey Winne r Ji Han, Long Dragon Realt y Group, Inc.

Consumer Protection Financial Bureau

TRID (TILA-RESPA Integrated Disclosure)

By John Thompson, First Priority Financial What’s the deal with all these new Acronyms? It is getting hard to keep up, let alone understand what they mean (and determine which are important). In the case of TRID, it really is important to understand if you are involved in the real estate sales world. And unless you have been vacationing in Africa for the last 3 months you have already heard of TRID. TRID stands for “Truth in Lending/RESPA (its own acronym)/Integrated Disclosures”. Part of the mission of the CPFB (isn’t this fun - Consumer Protection Financial Bureau) is to simplify the overly complex world of financing for consumers. One area identified as being confusing to consumers was mortgage disclosures along with the costs and fees charged as part of real estate transactions. We already had several regulations on the books intended to protect consumers - primarily the upfront disclosures mandated by Truth in Lending (Regulation Z) and RESPA (Real Estate Settlement Procedures Act). To be fair, the forms were confusing and quite frankly, not all lenders followed the rules that were in place. So TRID was developed to simplify, streamline and create a universal process for the entire mortgage industry and it was implemented on October 3rd.

As a Real Estate Professional, this presents a unique opportunity to provide and add value to your clients and prospects. Consumers rely on REALTORS® to not only know the market and the neighborhood but also to give them guidance on the process while providing confidence and expertise as they make life decisions. The more you know and understand the more you build trust!

Significant Differences:

• Good Faith Estimates (GFE) and Truth in Lending (TILA) are replaced by a Loan Estimate (LE)

• HUD1 (Closing Statements) are replaced by the Closing Disclosure (CD)

• Lenders cannot collect any fee (other than for a credit report) until the LE has been accepted

• The Lender issues the Closing Disclosure (CD) NOT Escrow

• The Closing Disclosure (CD) must be provided at least 3 days before closing What will cause delays?

If a CD has to be reissued, the 3 day wait period starts over and could delay a closing. The good news is that there are only 3 items that will require a CD to be reissued - the reality is that the following changes should take place early in the process or you have the wrong lender!

• Change in APR (Annual Percentage Rate) by more than .125% on a fixed or .250% on an ARM

• Adding a Prepayment Penalty

• Changing the Loan Program, i.e. from fixed to ARM or vice versa What should you focus on?

• There are resources on the CFPB site (http://www.consumerfinance.gov/know-before-you-owe/real-estate-professionals/)

that you should review.

• Download a sample LE and CD (http://www.consumerfinance.gov/regulatory-implementation/tila-respa/#disclosures).

• Carry a sample to present to clients when educating them on the process

• Talk to your lender to make sure they are up to speed on TRID and that the loan originator you work with is familiar with

the changes and how their firm rolled out the new software and training to manage the TRID disclosures

• Make sure your escrow company is set to communicate early to get costs and fees to the lender The biggest risk is going to be mortgage firms winging it with the software or trying to backfill paperwork. With a uniform process across the industry, those that have not invested in technology and staff training will find out quickly when a lender or bank will not fund a loan due to an improper Closing Disclosure or mistake in timing when issuing either the LE or CD. Overall, this is a good change for consumers but certainly there may be a few anxious moments initially. But this truly is an opportunity to get better at what we do and to outshine your competition by taking a little time to learn, understand and teach your valued clients about TRID!

For more information, contact John at: 626-583-1623 or John@tgloans.com 7

ARCADIA REALTOR® · JANUARY/FEBRUARY 2015 SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

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ARCADIA REALTOR庐 路 JANUARY/FEBRUARY 2015

AFFILIATE Corner “Fundamentals of the Escrow Process”

By Marie Palacios, Contempo Escrow Inc.

Escrow: What is it?

Very simply defined, an escrow is a deposit of funds, a deed or other instrument by one party for the delivery to another party upon completion of a particular condition or event. The California Escrow Law, Section 17003 of the Financial Code, provides the legal definition.

Why Do I Need an Escrow?

Whether you are the buyer, seller, lender or borrower, you want the assurance that no funds or property will change hands until ALL of the instructions in the transaction have been followed. The escrow holder has the obligation to safeguard the funds and/or documents while they are in the possession of the escrow holder, and to disburse funds and/ or convey title only when all provisions of the escrow have been complied with.

Escrow: How Does it Work?

The principals to the escrow - buyer, seller, lender, borrower - cause escrow instructions, most usually in writing, to be created, signed and delivered to the escrow officer. If a broker is involved, he will normally provide the escrow officer with the information necessary for the preparation of your escrow instructions and documents.

The escrow officer will process the escrow, in accordance with the escrow instructions, and when all conditions required in the escrow can be met or achieved, the escrow will be “closed.” Each escrow, although following a similar pattern, will be different in some respects, as it deals with your property and the transaction at hand.

The duties of an escrow holder include: following the instructions given by the principals and parties to the transaction in a timely manner; handling the funds and/or documents in accordance with the instruction; paying all bills as authorized; responding to authorized requests from the principals; closing the escrow only when all terms funds in accordance with instructions and provide an accounting for same: the Closing or Settlement Statement.

Who Chooses the Escrow?

The selection of the escrow holder is normally done by agreement between the principals. If a real estate broker is

involved in the transaction, the broker may recommend an escrow holder. However, it is the right of the principals to use an escrow holder who is competent and who is experienced in handling the type of escrow at hand. There are laws that prohibit the payment of referral fees. This affords the consumer the best possible escrow services without any compromise caused by a person receiving a referral fee.

The Duties of an Escrow Officer:

• serve as the communication link to all parties in the transaction.

• prepare escrow instructions.

• request a preliminary title search to determine the

basis upon which a title insurance policy may be issued.

• request a beneficiary’s statement or pay-off demand

relating to existing financing.

• comply with lender’s requirements, specified in

escrow agreement.

• receive purchase funds from the buyer.

• prepare or secure the deed or other documents

related to escrow.

• prorate taxes, interest, insurance and rents according

to instructions.

• secure releases of all contingencies or other

conditions as imposed on any particular escrow.

• record deeds and any other documents as instructed.

• request issuance of the title insurance policy.

• close escrow when all of the instructions of buyer and

seller have been carried out.

• disburse funds as authorized by instructions,

including charges for title insurance, recording fees,

real estate commissions and loan payoffs.

• prepare final statements for the parties accounting for

the disposition of all funds deposited in escrow.

The Escrow Officer Should Not:

• offer legal advice.

• negotiate the transaction.

• offer investment advice.

(Continued on page 10)

SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

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These are the core components of

By Joe Pacilio, 2015 President, Arcadia Association of REALTORS® REALTOR® Safety. Your personal safety does not have to be left to chance and is something you can be in control of. Even though you cannot eliminate all possibility of becoming a victim, there are steps you can take to reduce the odds. You must realize that personal safety is about risk reduction by trusting your instincts, and using good common sense.

I was fortunate enough this past May to be present at the NAR meetings in Washington DC. The family of Beverly Carter came on stage and gave a very emotional talk on REALTOR® Safety. Beverly was murdered when showing a home to what she thought was a prospective buyer. Her assailant was quoted saying, “Because she was just a woman that worked alone a rich broker”. Don’t put yourself in this position without any training!

We as REALTORS® can never be completely safe in the type of work we do. So if you have not been trained in self defense there are some very helpful webinars and training classes that “REALTOR® University” of N.A.R. offers.

Go to http://www.learninglibrary.com/realtoruniversity Type in the search field “Safety” and you will find a list of webinars, articles, and classes to select and participate in to protect yourself when in a uncomfortable position.

AFFILIATE Corner

(Continued from page 9)

You have the right to select your own escrow officer.

That’s right, smart consumers can help in the selection of their escrow officer by investigating those companies themselves rather than leaving this important decision to their real estate agent or lending institution.

Checklist Here’s a checklist to help you choose the right escrow officer for your real estate purchase:

• Ask your real estate agent to make three recommendations for both escrow service and title insurance and ask why the agent likes these companies.

• For escrow, determine whether a company is truly acting as a neutral party, or is under the control of a real estate agent or mortgage broker.

• Remember that price is not the only consideration attention to your specific needs and good service can and in most cases should be more important.

• Contact the state agency that regulates a company to determine if there are any pending complaints or disciplinary actions.

For more information, contact Marie at: 626-446-2401 or 10 ARCADIA REALTOR® · JULY/AUGUST 2015 marie@contempoescrowinc.com

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Welcome, New Members!

NEW REALTORS® SEPTEMBER 2015 Hector Aguayo, Dilbeck Real Estate Catherine S. Chan, Treeline Realty & Investment Louis Chavez, Urban Link Realty Lee L. Choi, Gotham Management Group Inc. Daniel K. Chou, Coldwell Banker George Charles Y. Chow, Long Dragon Realty Group, Inc. Laura Cohen, Coldwell Banker Arcadia Catherine L. Cuellar, Dilbeck Real Estate Florencia D’Angelo, Coldwell Banker Arcadia Laura L. De Jesus, CIBA Real Estate Evelyn Dolphin, Coldwell Banker Arcadia Denis M. Fasquelle, Coldwell Banker George Jackie Y. Fu, Coldwell Banker George Vita T. Hou, Keller Williams Market Center Jiayi Huang, Coldwell Banker Arcadia Elyse D. Inukai-Kaska, Gotham Management Group Inc.

Cedrick Jihanian, Keller Williams Realty Kelly A. Jones, Alta Realty Company, Inc. Brittany A. Kallin, Podley Properties Di Kou, Highland Real Estate Michael Kwok, Long Dragon Realty Group, Inc. Kai Kyi, Long Dragon Realty Group, Inc. Charles Lai, Long Dragon Realty Group, Inc. Tai Li, Long Dragon Realty Group, Inc. Heran Liu, Long Dragon Realty Group, Inc. Nicholas M. Lloyd, Coldwell Banker George Song Meng, Champion Character Inc. Jen L. Wang, Highland Real Estate Dwip A. Pandya, Berkshire Hathaway Home Service Min W. Potter, Keller Williams Market Center Daisy Quinones, Urban Link Realty Stacy M. Rensink, VasTree Real Estate

Xuejiang Ruan, Highland Real Estate Frank Shih, Treeline Realty & Investment Angela Su, Long Dragon Realty Group, Inc. David A. Tovar, Urban Link Realty Warren Tseng, Century 21 Dynasty Hui T. Wang, IRN Realty Laura Wang, Long Dragon Realty Group, Inc. Dylan J. Wu, Century 21 Village Realty Bianca Y. Xia, Grandmark Realty Inc. Bing Xu, Highland Real Estate Ming-Tai Yeh, Coldwell Banker George Qi Yin, Highland Real Estate George Yuan, Keller Williams Market Center Guirong Zhai, Coldwell Banker George Xiangdong Zhou, IRN Realty

Jane Shriver Celebrates 25 Years!

Thursday, August 13th marked the 25th anniversary of Jane Shriver’s employment with the Arcadia Association of REALTORS®! During her tenure she’s seen 4 U.S. Presidents, 4 Olympic Games, 26 different AAR Presidents and thousands of wonderful AAR committee members, directors and volunteers. If you feel like sending her a congratulatory message you can email her at Jane@TheAAR.com. The AAR congratulates and thanks Jane for her loyalty and dedication these past 25 years - thank you, Jane!!!

Maureen McCune Loan Consultant, NMLS# 284640 Tel: 626.991.4656 Maureen.McCune@kinecta.org www.kinecta.org/mmccune

270,000 SEPTEMBER/OCTOBER 2015 · ARCADIA REALTOR®

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RELAY FOR LIFE

August 1-2 at Santa Anita Park in Arcadia

At Relay For Life events, communities across the globe come together to honor cancer survivors, remember loved ones lost, and fight back against a disease that has already taken too much. The funds raised make a difference in the fight against cancer on a daily basis. Relay For Life teams camp out overnight and take turns walking or running for 24 hours because cancer never sleeps.

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ARCADIA REALTOR® · SEPTEMBER/OCTOBER 2015

Scott Burtz Memorial Charity Golf Classic Tournament The Arcadia Association of REALTORS Events 4 Charity Auxiliary recently hosted the AAR’s Annual Scott Burtz Memorial Charity Golf Classic Tournament on Monday, September 14, 2015. The event was held again at the Glendora Country Club in Glendora. The tournament was an amazing success in raising money which will be distributed during the holidays to many needy local charities. In addition to the money raised, all who attended had a great time! Sincere appreciation to our outstanding and hard working golf tournament Chairpersons, Stephanie LaPorte, Old Republic Home Protection and Lysette Freeman, Premium Escrow, Inc. and all the many Affiliate Members who are always there to lend a helping hand.

Tournament Chairpersons Stephanie LaPorte and Lysette Freeman

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2015 · ARCADIA REALTOR® ARCADIA REALTOR® · JANUARY/FEBRUARYSEPTEMBER/OCTOBER 2015

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Arcadia Association of REALTORS® 601 South First Avenue Arcadia, California 91006

freeT! Homeownership Spooktacular Event!

EVEN Saturday, October 24

10am - 2pM Duarte Community Center,

1600 Huntington Dr., Duarte, CA 91010

Free Community Event!

This FREE community event is brought to you courtesy of the City of Duarte & the Arcadia Association of REALTORS®

Don’t let homeownership scare you!

Classes, vendors, lunch, prizes & give-a-ways!

Education Sessions start at 11am & repeat every half hour Lunch from 11am - 1:30pm

www.TheAAR.com ~ 601 S. First Ave. Arcadia, CA 91006 ~ 626-446-2115 ~ Fx. 626-446-4072

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