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How well do you understand Fair Housing?

April 2021

CONTENTS

APRIL 2021 Industry Voices 7 When Tenants Terminate 19 Fair Housing Quiz/Word Leases Prematurely Search SCRHA Rental Operations White Paper

SCRHA Fair Housing

23 Water Authority’s 33 Our New Website SCRHA Critical Planning Role and Member Benefits Rebates San Diego County Water Authority Energy Conservation

37 Signs, Signs, Everywhere 49 Do DSTs work for a 1033 exchange Signs SCRHA Rental Operations

In Every Issue 3 4 9 15 28

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

Dwight Kay, CEO of Kay Properties and Investments and the Kay Properties Team Financial Investment

Use A Member First

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

2021 OFFICERS

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

2021 DIRECTORS

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

HONORARY LIFE ADVISOR

Rental Advisor

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

ASSOCIATION STAFF

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

G. Wesley Harker

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

Our Address

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

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

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

Lucinda Lilley

2021 President Southern California Rental Housing Association

ur world has changed. As Housing Providers, we have had to change with it. But the way we provide housing has not changed. As members of the SCRHA, we are committed to remaining abreast of the changing demands of our renters, of our valued suppliers, of our legislators. As members of the SCRHA, being in the know of changes enables us to “do the right thing”. Is change inevitable? Or is change essential? I propose that change is essential for growth – in fact, change is essential for sustainability. We have weathered and survived a worldwide pandemic and are close to being on the other side. How has that changed us? We have been denied the ability to terminate a tenancy even if the rent is unpaid. But we have spent more time connecting with our residents in an effort to aid them in this trying time. The cost of goods and services has risen and the supply chain has been fractured making repairs and maintenance a challenge. But we have learned to work with our suppliers and create partnerships to find mutually beneficial solutions. Our legislators continue to create framework that feels like we are being punished for choosing to provide housing as a means of occupation or of creating legacy for our children. But we are continuing to foster relationships at the local, State, and Federal level of governments to share our message of hope – that we are allowed to continue to provide quality housing and that they understand that we are partners in housing people, not adversaries. I can’t attend SCRHA classes and events in person. But the SCRHA is here – working with you and for you. We are available. And we want to serve you.

As housing providers, our ability to change is essential. As housing providers, WE are essential. BE ESSENTIAL!! I will repeat my message from last month: With the SCRHA, you are not alone. Let us be your guide and support for education, operational advice, and forms. Let us be your voice in advocacy at the local, state, and national arenas. We value the information we receive and the information we share as a result of our engagement with the Association. It is important that we share your messages and concerns with elected officials. When we ask for your story, please share it. It is important that housing providers’ stories be told and it is important who tells the story. We will have many more upcoming meetings sharing your passion for housing people, but we need your help. Who else than you to better explain your personal experience as members of the housing provider community? I want to listen to your personal struggles coping with eviction moratoriums, about the challenges within the present system and difficulties maintaining your properties under the circumstances. And we need your voice in telling your elected representatives how their decisions affect you and your residents. Our message grows stronger each time an email is sent, a phone call is made, or when our members who represent the rental housing community meet with an elected or government representative. Be engaged with us! Visit socalrha.org or email info@socalrha.org if you have an experience to share and want to join others in meeting with your elected officials. Your voice, your message is too important not to be shared. Thank you for your membership and engagement with us in your role as a rental housing provider. April 2021 socalrha.org | 3

4 | Southern California Rental Housing Association Rental Advisor April 2021

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

s things start to shift back into dare, I say, normalcy, I am more frequently asked, "why didn’t SCRHA sue the state, federal government, CDC (or whomever else you can think of) for the Eviction Moratorium or the capping of rents. Tell me more about what SCRHA is doing on behalf of housing providers."

To sue or not to sue? We investigated it. We hired a law firm who has represented the Apartment Association of Greater Los Angeles (AAGLA) and we were advised by them to hold on a lawsuit. Many of our law firm members advised us to do the same. There are several active lawsuits in progress as we speak, from L.A. to N.Y. and many places in between; here is a bitly link to the NAA site with more details, https://bit.ly/3cIeIsh. For us in California, we need to let the existing suits play out before we can move to build on bigger suits. Just as you must let a suit play out at the local level before it moves to the higher courts. Suing doesn’t mean you will win, but suing does cost money. In California, when you file a suit against the government, others that will be impacted by the outcome can be Joiners, which means if you lose you must pay everyone’s attorney fees and penalties. It makes filing a suit very expensive, especially if you lose. We are careful not to waste your membership dues. Also, even in a Class Action suit, where you are acting on behalf of a group, you still need to demonstrate someone was actually damaged, which means we need housing providers to step forward and file on behalf of the industry. This can be very scary. Even with commitments from the industry to carry the expense, it’s the individual filer that sees themselves financially responsible. If you are willing to step forward, please call me. We do have financial backers willing to defray costs. Again, you need to have been actually damaged.  I’ve covered this all before, but it’s worth repeating. Rest assured, if we see an opportunity individually or as a group, we will take it seriously and reach out to our attorneys for advice. We are at the ready to assist the existing suits and to explore new angles.

Rental Assistance - It’s your membership and support that allows us to be at the ready, so we thank you for that. In the interim, rest assured that our lobbyist, from Molly Kirkland with your local council to the National Apartment Association in Washington, D.C., are very much part of the conversation and work strategically to your benefit. The $100s of millions of rental assistance funds now available is proof of that.  In the City of San Diego alone, Ms. Kirkland worked with Point Loma Nazarene University to assist in a study to help guide the use of what little remaining funding was available at the time. The Federal Government ultimately stepped up to the plate to provide millions, but the study still proved helpful. Do we agree that the industry should have carried such a burden? That conversation is not even worth having at this point. The government needed to isolate and house all citizens and they chose the path that made the most sense to them in a time of crisis. Could they have communicated and made partners of the industry during the process? Well, I am sure there are those that would argue they didn’t have time. Nonetheless, we are where we are. The SCRHA urges every housing provider to use the tools made available to you, get the money, and make yourselves as whole as you can. What’s Next - Here is why we are urging housing providers to work with their residents now. We all need to turn our attention to what the government decides to do with the potential evictions when the current moratorium orders are lifted. Again, we are already at the table working on your behalf. The SCRHA has continued to state that the Unlawful Detainer/Eviction process in California is broken. That is where both housing providers and tenant groups agree. The big question is what will the state do about it as part of the recovery and into the future. Many politicians see this as an opportunity to expand their agendas. Care to share your opinions? Please do, we value them tremendously. Be sure to respond to our Calls To Actions as well. It’s easy. Open an email, click the mouse, and let your elected representatives know your thoughts on key bills. Thank you again for all your support. It is our passion to serve our members and housing providers. April 2021 socalrha.org | 5

6 | Southern California Rental Housing Association Rental Advisor April 2021

When Tenants Terminate Leases Prematurely A White Paper By Southern California Rental Housing Association A tenant is legally obligated to pay rent for the entire term of the lease; however, the lease is breached and therefore terminated if the tenant abandons the rental unit before the end of the lease. California Law Civil Code Section 1951.2 allows the property manager or owner to recover the amount of unpaid rent, plus any other costs incurred while the rental unit is vacant, from the tenant if they prematurely abandon the unit before end of the lease. The property manager or owner’s ability to recover the unpaid rent owed is limited by their duty to “mitigate” the damage by attempting to rent out the unit as soon as reasonably possible.

What happens if the Tenant vacates the unit? The lease is breached and terminated immediately if the tenant abandons the rental unit before end of the lease under California Law Civil Code, therefore the property manager or owner can seek to recover the following costs/expenses from the tenant: • The unpaid rent between the time the tenant abandons the unit before end of the lease. • The cost for any repairs and damages the tenant is responsible for until the unit is rented again. • The other expenses incurred by the property manager or owner until the rental unit is rented again.

While the property manager or owner may recover the unpaid rent and other incurred expenses from the tenant, the property manager or owner must act in good faith to rent out the abandoned unit as soon as possible. Instances when a tenant may terminate the lease early with proper notification: • Rental is unhabitable - Owner must be given the opportunity to cure. • Bedbugs are in the rental property - Owner must be given the opportunity to cure and tenant has fully cooperated with owner to eradicate pests. • Domestic Abuse - Under certain conditions a tenant may have April 2021 socalrha.org | 7

early termination rights if certain conditions are met. • Active Duty Military - For more information read the white paper Servicemembers Civil Relief Act (SCRHA) • There is a break lease clause as part of the rental agreement. Security Deposits The property manager or owner may recover unpaid rent from the tenant’s security deposit, but the security deposit must first be used for cleaning and repairing the rental unit. If the property manager or owner has returned the security deposit to the tenant, they may file in Small Claims Court to recover the unpaid from the tenant. Visit your local court website to learn about Small Claims limitations. The court cannot award the unpaid rent to the property manager or owner until after the court the decides on the case, unless the lease has a provision allowing the court to do so or the housing provider has rented out the unit.

Lock-In Provisions Lock-In Provisions allow the property manager or owner to continue the lease as long as they do not terminate the lease or the tenant’s possession of the rental unit. The property manager or owner may enforce their rights and remedies under the lease, including the right to recover the rent owed as it becomes due under the lease, as long as the lease allows or does not restrict the tenant’s right to sublet the unit and/or allow the tenant the right to assign interest in the case. However, property managers and owners must be cautious when allowing a tenant to sublet or assign interest. The property manager or owner should evaluate the risks of collecting rent for lease’s entire term versus lease termination. Property managers and owners must consider the difficulty of locating the original tenant should they decide to collect rent from them. Property managers and owners cannot sue the tenant to recover unpaid rent owed to them until after the lease expires.

Termination Fees Liquidated damages, under California Law Civil Code 1671, are considered the amount both parties agree to in a contract if the lease is breached. If both parties agree to the contract, the tenant can pay a termination fee for damages sustained because of the breach of the lease and the actual amount of damage proves too difficult to be paid by the tenant; the parties must agree to liquidated damages in a contract to be valid. Termination fees are void unless: • The actual damage incurred by the property manager or owner as a result from the breach is too difficult to determine or impracticable. • The property manager or owner and the tenant agree to the amount of the termination fee. • There is a “Break Fee” provision in the lease establishing a fixed sum to be paid by the tenant if they terminate the lease prematurely. This is a white paper published by SCRHA and is a benefit of membership. Log in to your account to read more or join today for full access.

Find more white papers and updates at socalrha.org 8 | Southern California Rental Housing Association Rental Advisor April 2021 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

REGIONAL

LEGISLATIVEUPDATE

Southern California Association of Governments adopts plan adding 1.3 million new homes by 2029 Last month, the Southern California Association of Governments (SCAG) overwhelmingly approved an ambitious plan that could add more than 1 million new homes in the Southern California Region in the next nine years. SCAG is a regional planning association comprised all local governments in Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura counties.

SCAG representatives negotiated how many new homes each municipality plans to add to their housing stock for the next cycle of California’s Regional Housing Needs Assessments (RHNA), 2021-2029. All California cities and counties, including SCAG, must submit their RHNA numbers to the CA Department of Housing and Community Development (HCD) for review and approval by April 2021. SCAG representatives initially proposed an increase to 659,174 planned homes for the 2021-2029 cycle from 412,137 planned homes proposed in the previous 2013-2021 cycle. However, HCD rejected

SCAG’s proposal stating most local governments failed to meet their RHNA requirements from the previous RHNA cycles. HCD concluded in its report that California failed to build enough homes to meet its population’s needs. The report stated California will only build an average of 108,000 new homes a year between 20152025 which is far below the 180,000 new homes a year, or 1.8 million new units, California must build to meet current population growth. SCAG member cities and counties must exponentially increase the number of planned homes for the new cycle. Many local governments tried to appeal HCD’s decision by asking it to reduce their allotment of homes planned for the new cycle, but the state only upheld 2 of 47 appeals filed by SCAG members. Collectively, SCAG cities and counties must plan for 1.34 million homes between October 2021 and October 2029. Many cities and counties dramatically increased the housing numbers. Los Angeles and Orange Counties, for example, must plan for 812,060 and 183,861 new homes over the next nine years. Riverside County must plan for 167,351 new units and San Bernardino County must plan for 138,100 new homes. Imperial County was the only jurisdiction to April 2021 socalrha.org | 9

receive a lower allotment of homes of 15,993 new units. San Diego County and its 18 cities, represented by the San Diego Association of Governments (SANDAG) must plan for 171,685 new homes for the next cycle. The RHNA requirements also require local government to plan for a certain percentage of homes for various income levels. For example, SCAG members must plan for a combined 351,796 units at 50 percent and 206,807 units at 51-81 percent of Area Median Income (AMI). HCD is expected to approve SCAG’s plan. HCD approved SANDAG’s RHNA plan in July 2020.

San Diego City moving forward with Climate Action goals

San Diego Mayor Todd Gloria stated that city facilities will be enrolling into a new community choice aggregation (CCA) program beginning March 1. Called San Diego Community Power (SDCP), the CCA will provide San Diego, and five other cities, electricity from 100 percent renewable sources. SDCP is touted to provide electricity at rates competitive

with San Diego Gas & Electric’s (SDG&E) rates. Gloria added the CCA will help San Diego meet its climate action goals. San Diego adopted major revisions to its Climate Action Plan (CAP) in 2015 requiring the city to eventually receive 100 percent of its electricity from renewable sources of energy and reduce its greenhouse gas emissions by 50 percent by 2035. SDCP will offer two utility plans. PowerOn rate plan will receive 50 percent of its power from renewable sources with another 5 percent coming greenhouse gas emission free sources with rates 2 to 3 percent less than SDG&E rates. Power100 plan is said to come from 100 percent renewable and carbon-free energy sources with rates about the same as SDG&E rates. Chula Vista, La Mesa, Encinitas and Imperial Beach also have opted into the SDCP program. SDCP is expected to add about 72,000 commercial and industrial accounts by June and have as many as 695,000 residential customers by January 2022 with a total of 767,000 residential customers with some 700 municipal accounts participating in the Power100 program.

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The cities of Del Mar, Solana Beach and Carlsbad are launching their own Clean Energy Alliance (CEA) CCA program which is expected to be fully operational in June with 58,000 residential customers enrolled. California has currently 24 CCAs in operation or in development such as Western Community Choice and Desert Community Energy in Riverside County. CCAs are entities allowing local governments to purchase power while the utility remains in charge of billing ratepayers, providing electricity and maintaining grid infrastructure.

CPUC grants San Diego Gas & Electric request to end “High Usage Charges”

California Public Utilities Commission, on request from San Diego Gas & Electric (SDG&E), voted to cancel “High Usage Charge” for its SDG&E customers in tiered rate plans. SDG&E made the request after customers complained about large increase in their utility bills from the summer 2018 heat wave. Ratepayers in the tier plans who use more than 130 percent of their monthly average automatically are moved into more expensive tiers. The summer 2018 heat wave caused some inland consumers electricity usage to rise 400 percent above their baseline. Monthly utility bills jumped upwards of 50 percent affecting 25,000 customers. SDG&E Consumers in the “Time of Use” plans are not subject to the charge but do pay higher utility rates when demand for electricity is at its highest levels between 4:00 p.m. to 9:00 p.m. SDG&E originally submitted its request to the CPUC to remove the charge in June 2019 but CPUC denied the request saying the charge was necessary to conserve power. CPUC granted a reprieve reducing the charge for consumers financially affected by the COVID-19 pandemic last summer. The CPUC voted to remove the high usage charge entirely on March 4 having determined the charge did not promote energy conservation and was

punitive to inland customers. SDG&E is waiting on further guidance from the CPUC and hopes to have the usage charge removed from its billing systems before this summer. 312,000 customers remain in SDG&E’s tiered plans.

San Diego moving forward with next phase of Pure Water project

City of San Diego announced that it is proceeding with its “Pure Water” advanced water purification program. Pure Water encountered recent setbacks due to legal challenges filed by an association representing non-union general contractors. City officials announced last month that the legal issues have been resolved and the city can proceed to acquire permits and accept bids on the program’s Phase One construction projects. The Associated General Contractors filed a lawsuit against San Diego alleging Pure Water’s project labor agreements (PLA) unfairly favor union over non-union contractors. In response, San Diego City Council modified its PLAs to accept non-union and union bids for construction projects; the City Council still needs to vote to ratify the PLA. The litigation caused the Pure Water program to be delayed 18 months and added another $1 billion in costs; however, the program will save San Diego billions of dollars of having expand its waste treatment facility in Point Loma.

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The City also may begin planning for phase two projects. City officials will decide if the purified water will be stored in Lake Miramar or San Vicente reservoir. San Diego also plans to have two advanced water treatment plants located in Scripps Ranch and just west of the San Diego International Airport in Point Loma. Projects will include new pipelines and pumping stations. San Diego is in talks with East County Water agencies to develop a “regional brine line.” The brine line will connect San Diego with another water treatment facility in East County. The Pure Water program will produce up to 83 million gallons of advanced treated drinking water daily by 2035 for San Diego, and possibly provide the city fifty percent of its drinking water. City Officials are scheduling online meetings to discuss projects specifics and outreach with community groups representing neighborhoods in the Bay Bark/Morena, Clairemont, Scripps/Miramar and University City communities that will be affected by the construction. Construction for several of the projects is expected to start in Spring 2021.

San Diego to implement major changes to new Recycling and Organic Waste programs

As mentioned in the March RentalAdvisor magazine, the San Diego City Council adopted new recycling and waste requirements on businesses, condominiums, and apartment communities to comply with new state laws. Local governments that do not comply with state mandates could face hefty fines up to $10,000 per day. The law takes effect January 1, 2022. Condominiums, small businesses and apartment properties with 5 or less units located in San Diego that produce four or less cubic yards of waste a week must comply with the city rules. Rules also apply to single-family homes that produce two or more cubic yards of organic recyclable waste a week. Businesses and multifamily properties that produce a half-yard of solid waste or less a week remain exempt for now. On January 1, small businesses that produce half-yard or less a week must comply with the city’s recycling rules.

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San Diego residents and businesses must separate organic waste like food waste, untreated wood and yard clippings from other forms of waste either by composting or disposing it into a green waste bin. San Diego and waste haulers are facing significant new costs to adopt the new rules, but the experience has been easier for private haulers to implement the measures. Private waste hauler companies can pass the increased costs to their customers. The new revenue allows waste haulers to provide additional services to encourage customers to recycle. Some waste haulers are planning to build facilities that use anaerobic technology to break down organic waste to be used as natural gas. However, the process has not been simple for the City of San Diego which has to absorb many added costs. San Diego finds itself in the precarious position of spending millions of more dollars to provide the service for free for many of its single-family residences on public streets. However, condominium and apartment communities, homes on private roads and businesses must pay for city trash service.

The city must purchase green recycling bins for 290,000 single family customers and offer the bins to another 89,000 customers that do not have them. The City also must hire additional drivers to pick up recyclables weekly instead of once every two weeks. San Diego may consider purchasing caddies or other products to help customers recycle organic waste. Officials say the City does not plan to build anaerobic facilities to process organic waste, but it plans to compost organic materials into soil products. The recycling rules are intended to help San Diego meet its targets of its Zero Waste policy. Eventually, San Diego plans to eliminate any waste from entering the Miramar landfill by 2040 and meet current state mandates to recycle 75 percent of reusable material and meet new mandates to reduce methane gas emissions. Visit socalrha.org to access the Commercial Organics Recycling White Paper and read SCRHA e-newsletters for more information and updates on the new recycling requirements.

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California

CAPITOL NEWS By Pat Moran, Aaron Read & Associates As the Legislature move into full gear the SCRHA continues to review legislation and take positions on bills important to the industry. The SCRHA also continues to participate in the discussion surrounding the state’s rental repayment program and is working on clean-up legislation to SB 91, the COVID-19 Tenant Relief Act. While the focus has been on SB 91 and its implementation (and rightfully so) other bills are being introduced that impact the rental housing industry.

AB 854 (Lee, D-San Jose) is another Ellis

Act bill (one of many we have seen over the last few years) that would prohibit rental housing providers in rent control jurisdictions from using the Ellis Act to terminate tenancies and exit the rental market until all owners of the property have held their ownership interest for five years or more. The bill would also prohibit an owner from using the Ellis Act if the owner subsequently purchases a property within 10-years of filing the notice of intent to withdraw the property from the market.

Moreover, it would require an owner to identify all persons or entities with an ownership interest in the property when the owner plans to withdraw accommodations from the market. Finally, AB 854 would add penalties for violations of the law — $2,000 for each violation and attorney’s fees and costs in an amount fixed by the court. According to the author, the bill is aimed at stopping speculators from buying rent-controlled properties and then using the Ellis Act to remove the residents. The young legislator does not understand the that his bill would tie all rental housing providers, including small owners, to money-losing ventures. You may recall that Senator Mark Leno proposed a similar bill in 2015 which was defeated by the SCRHA and other rental housing organizations. We will try to do the same to this one. Legislation introduced last week aims to tax property owners for the “privilege” of providing rental homes and create a searchable database of certain rental properties. April 2021 socalrha.org | 15

AB 1199 (Gipson, D-Los Angeles) would

impose an annual excise tax upon a person or entity owning 10 or more multifamily or single-family rental properties. The tax rate would be based on the gross receipts of the rental income, an amount yet undefined. The bill also would create a Homes for Families Fund, for the purpose of spending these tax dollars on rental assistance, homelessness, affordable housing, and housing counseling services. Further, AB 1199 would require a qualified entity, currently defined as a limited liability company or limited partnership, owning multifamily or singlefamily rental homes, to report specified information about the property each year to the Secretary of State’s Office. That office would have to create a searchable database on its website. Since the bill is an urgency measure, meaning that if passed, it would take effect immediately, it will require a 2/3rds vote. Usually a high bar, however, with Democrats enjoying more than a 2/3rds majority, it will be difficult to stop. It is hard to believe that someone would introduce a bill to tax property owners for the “privilege” of providing rental housing, especially considering all that has been piled on property owners over the last few

years. We would like to see this bill just go away. Very far away. What is the definition of insanity according to Einstein? “Doing the same thing over and over and expecting different results.” Well, here we go again. Assembly Member Buffy Wicks has proposed legislation for the third year-in-a-row that would force rental housing providers to register their properties with the government.

AB 1188 (Wicks, D-Oakland) would require cities and counties to create and administer a rental registry with an online portal designed to receive specified information from landlords who own or operate five or more rental dwellings. The bill would require landlords to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. It also would prohibit a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord has submitted a form on the online portal.

The SCRHA opposed the prior bills and assisted in the killing them. We will work toward the same result in 2021 for AB 1188.

The Voice of The Rental Housing Industry Southern California Rental Housing Association is dedicated to advocacy on behalf of the rental housing industry. We are involved at all levels of government to ensure that our members have a seat at the table during the legislative process. Read our emails and follow us on social media to keep up with the latest news that affects you.

socalrha.org

16 | Southern California Rental Housing Association Rental Advisor April 2021

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18 | Southern California Rental Housing Association Rental Advisor April 2021

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FAIR HOUSING QUIZ The Fair Housing Act of 1968 prohibits discrimination concerning the sale, rental, and financing of housing to protected classes. It is critical that you understand and comply with these regulations. Test your knowledge!

1. I have no pet policy. Am I allowed to refuse to rent to a resident with a companion animal?

7. Am I allowed to advertise my property as "adults only"?

☐ Yes ☐ No

2. Do breed restrictions apply to companion/ emotional support animals.

8. Can I require a social security number for screening?

☐ Yes ☐ No

3. Can I charge an additional deposit or pet rent for a companion/emotional support animal?

9. Am I allowed to ask if a prospective resident is a citizen or in the U.S. legally?

☐ Yes ☐ No

4. Can I ask for proof of need?

10. Am I allowed to ask if my resident's guests are legal citizens?

☐ Yes ☐ No

5. Can I tell prospective residents that my unit/property isn't suitable for children?

11. I suspect my resident is hoarding. Am I allowed to require them to clean the unit by issuing a 3-Day to Perform?

☐ Yes ☐ No

6. My prospective resident's children will share a room. Because they are a boy and a girl, I don't feel this is appropriate. Am I allowed to deny the application?

12. A resident's hoarding is damaging my property. Can I move to evict or give them a 30/60-Day Notice?

☐ Yes ☐ No

☐ Yes ☐ No April 2021 socalrha.org | 19

FAIR HOUSING QUIZ ANSWERS Check your answers and see how you did! Miss a question (or more)? Sign up for our Fair Housing Two-Part Series or purchase a recorded webinar to enhance your understanding of Fair Housing. The best place to learn is in a classroom, not the courtroom. 1. No

7. No

No! Much like service animals under ADA, Fair Housing requires you accept residents with companion/emotional support animals.

Adults only properties are no longer acceptable with the exception of Senior Housing. Your ad should not include any information indicating a preference related to familial status.

2. No

8. No

Breed restrictions can NOT apply to companion/ emotional support animals.

You may not require a social security number since screening can by conducted without one.

3. No

9. No

To do so would be a violation of State and Federal law.

It is a violation of State and Federal law.

4. Yes

10. No

A resident with a legitimate need for a companion/emotional support animal should have no problem providing a letter from a qualified professsional.

Protections extend to residents and their guests.

5. No

11. No

No. Familial status is a protected class. Even hinting that a unit is not ideal for kids could result in a Fair Housing complaint.

If you suspect hoarding, you should contact an attorney to assist you. Hoarding is considered a psychiatric disorder and a mental disability covered by both State and Federal Fair Housing laws. You will likely need to provide reasonable accommodations to your resident and develop a work plan to help them address the health and safety hazards in the home.

6. No

12. No

No. It is not your role to determine the sleeping arrangements of your residents. Mention of such things could be perceived as discrimination. You should simply stick to occupancy standards such as those used by the CA Department of Fair Employement and Housing.

You should consult with your attorney to determine if accommodation will remedy the situation. In some cases, accommodation may not be required if the resident is a threat to the health and safety of others or if the resident will not cooperate with the accommodation work plan. An attorney will be able to advise you on your specific situation.

20 | Southern California Rental Housing Association Rental Advisor April 2021

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PHYSICAL

ANCESTRY

DISABILITY

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COLOR

RELIGION

RACE

ESA Anwsers to Word Search on page 56 April 2021 socalrha.org | 21

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Water Authority’s Critical Planning Role and Rebates for Property Owners By San Diego County Water Authority Long-term planning is key to ensuring a clean, safe, and plentiful water supply for the region now and for the future. While you are likely familiar with the San Diego County Water Authority’s role in securing and delivering safe and reliable water supplies to the region's 3.3 million residents and support a $245 billion economy, its role as one of the region’s key planning agencies might not be as well-known. The Water Authority is designated with the responsibility to review and update the region’s water plan every five years. This document, called the Urban Water Management Plan, identifies projected water resource mixes for future decades. The process involves updating regional water demand forecasts and conservation projections, documenting supplies, and coordinating with its 24 member agencies on local supply projections. These efforts are critical to estimate future water demands and identify necessary

facilities and supplies to meet these demands over the next 25 years. Planning efforts are designed to address regulatory requirements, environmental goals, member agency needs and other factors. The Water Authority’s draft 2020 Urban Water Management Plan was released for public review in March. The plan highlights how regional investments in a “water portfolio approach” to supply management and a sustained emphasis on water-use efficiency mean that San Diego County will continue to have sufficient water supplies through the 2045 planning horizon -- even during multiple dry years. “Thanks to decades of regional ratepayer investments, the draft plan shows that we don't need to secure more regional supply sources for the foreseeable future,” said Water Authority General Manager Sandra L. Kerl. “Instead, we are focused on helping our member agencies

develop local supplies and looking for other ways we can continue to ensure supply reliability at a reasonable cost.” A 60-day public comment period on the draft plan ends May 6 and will include a public hearing on March 25. The Board of Directors is expected to consider adoption of the final plan during its regular meeting on May 27. To read the draft 2020 Urban Water Management Plan, or to submit comments, go to http://bit.ly/ Water-Authority-UWMP. The Water Authority started the current UWMP process in September 2018, coordinating closely with its 24 member agencies, most of which must submit their own plans to the state. Member agencies provided input into the draft plan as part of the Water Authority’s ongoing effort to align local and regional projections as closely as possible. The plan’s long-range demand forecast shows an increase in regional demands of less than April 2021 socalrha.org | 23

1% per year through 2045. This change in demand is consistent with the change forecasted by other large water suppliers, including the City of San Diego and the Metropolitan Water District of Southern California. The plans are not used to set water rates; rates are set annually based on multiple financial factors at the time, not long-term projections about water supplies. Urban Water Management Plans are dictated by statutory guidelines, Water Authority Board direction and an agreement with the San Diego Association of Governments to use its regional growth forecast. The plans also support state laws that link approval for large housing developments to water supply availability. The demand forecast accounts for changes in socioeconomic factors, such as the number of projected housing units, the mix of single-family and multi-family dwellings, and employment growth.

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The draft 2020 UWMP also highlights the value of the Water Authority’s long-term strategy to invest in highly reliable and locally controlled supplies from the Claude “Bud” Lewis Carlsbad Desalination Plant and the nation’s largest conversation-and-transfer agreement, which provides highpriority, low-cost water from the Colorado River. In addition to the UWMP, the Water Authority also regularly updates its Regional Water Facilities Optimization and Master Plan, which focuses on the infrastructure necessary to meet projected long-term demands, and its Long-Range Financing Plan. Those documents work together to ensure the right mix of supplies and facilities to meet the region’s needs at an affordable cost. The 2020 UWMP is due to the state by July 1, 2021. Rebates and Programs Support WaterSmart Practices While the 2020 UWMP shows that the San Diego region has sufficient

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24 | Southern California Rental Housing Association Rental Advisor April 2021

supplies, even when drought and other water supply emergencies are considered, using water efficiently is still an important responsibility that comes with living in a region with few natural water resources. Conservation projections account for continued adoption of water-use efficiency measures, compliance with landscape wateruse ordinances for new residential construction, and continued installations of sustainable landscapes at existing homes. Since 1991, San Diego County ratepayers have conserved more than 1 million acre-feet of water, and per capita potable water use in the region decreased nearly 60% between fiscal years 1990 and 2019. The Water Authority partners with other agencies and organizations to offer a variety of WaterSmart tools, including classes and rebates, along with a water-use calculator and other resources. These resources are available to residential and commercial customers. The agency also provides free, local training that provides landscape professionals with 20 hours of education and certification. Highlighted are three programs that can benefit the Southern California Rental Housing Association members: New: The WaterSmart Contractor Incentive Program (WSCIP) helps qualified landscape contractors as well as large homeowner’s associations, save money and improve water-use efficiency in large landscapes by retrofitting irrigation devices. WSCIP helps commercial, public and

agricultural property owners improve water-use efficiency in large landscapes through rebates for irrigation hardware upgrades. Rebates are available on a firstcome, first-served basis to qualified landscape contractors and property owners at selfmanaged sites in San Diego County. Project sites must include at least one acre of irrigated landscape to qualify. The program offers a range of innovative irrigation devices. Bundling these four items leads to the greatest water efficiency. Enrollment is a paperless process. To enroll, or for more information, go to: https:// www.sdwatersmartcip.com/ or call (888) 521-9763. There is also a list of contractors enrolled in the program that can

work with property owners who want to install eligible irrigation efficiency devices: https://www. sdwatersmartcip.com/enrolledcontractors Indoor Rebates: The Water Authority also offers rebates through our partnership with San Diego Gas & Electric (SDG&E). The Energy Savings Assistance Program can provide low or nocost products and installation for a variety of energy and water efficiency devices. Eligibility for the no-cost energy efficient home improvement program is based on income and household size or by household participation in certain public assistance programs. https://www.sdge.com/ residential/pay-bill/get-paymentbill-assistance/assistanceprograms/no-cost-energyefficient-home-improvements

Landscaper Training: The Qualified Water Efficient Landscaper program is a free, local training providing landscape professionals with 20 hours of education on principles of proper plant selection for the local climate, irrigation system design and maintenance, and irrigation system programming and operation. QWEL is offered in both English and Spanish and is open to any participant (not just professional landscapers). For questions on the training and rebate programs, please contact Efren Lopez, Water Conservation Specialist, at ELopez@sdcwa.org, or 858-522-6721. The San Diego County Water Authority is public agency created in 1944 and delivers wholesale water supplies to 24 retail water providers, including cities, special districts

April 2021 socalrha.org | 25

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CALENDAR Register at socalrha.org Register for events and classes online or call 858.278.8070. Please note, that all classes and events will be held online unless otherwise noted in the registration process. Contact the Events Team at 858.278.8070 or events@socalrha.org for more information.

8 APR

9:00a-4:00p

Fair Housing Two-Part Series

6 MAY

0:00a-0:00p

2021 Golf Classic

ICON KEY

12 APR

8:30a-5:00p

13 APR

8:30a-3:00p

Certified Apartment Manager (CAM) Full Series

Basic Plumbing

14 APR

15 APR

8:30a-5:00p

Certified Apartment Supplier (CAS)

Basic HVAC Refrigeration

10 MAY

12 MAY

0:00a-0:00p

Certified Apartment Leasing Professional (CALP) Series

Independent Property Owners

8:30a-3:00p

10:00a-11:00a

Legislative Update

Property Managers

Suppliers

Featured Event

Online Classes

2021 Golf Classic - May 6, 2021 The SCRHA Golf Classic is back! Join us for a premier opportunity to network with rental housing professionals over a game of golf. Player registration and sponsorships now available at socalrha.org/golf-classic.

15 APR

2:30a-3:30p

Conflict Resolution Webinar

17 MAY

0:00a-0:00p

Certificate for Apartment Maintenance Technician (CAMT)

27 APR

Take online educational classes at your own pace! Visit the Visto Education Catalog at naahq.org

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Scholarship Program Donate Today! The SCRHA Rental Housing Scholarship program was designed to provide educational opportunities for those who wish to further their professional careers or gain entrance to the property management industry. Do you know someone climbing a career ladder in property management? Education is an essential part of the rental housing industry and one of the cornerstones of the Association. SCRHA benefits when our members invest in education. Help us continue to offer scholarships that strengthen our membership. Donate today! The Southern California Rental Housing Association Rental Housing Scholarship program was designed to provide educational opportunities for those who wish to further their professional careers or gain entrance to the property management industry. Applications are accepted April 1st thru July 15th. Scholarship minimum criteria:

1 2 3

This scholarship is only awarded to those whose company will not pay for education programs and will not reimburse employees for education programs. Recipients are responsible for attending all the courses within the given program.

The education program must be completed in the timeframe specified, usually within 12 months. Failure to complete the program will result in candidate being required to reimburse the scholarship fund for the awarded scholarship amount.

Scholarship awards include the cost of the educational program (instructors, materials, etc.) only. Recipients will not be reimbursed for any lost wages because of class attendance. A complete list of requirements is included on the application. Are you ready to take the next step in your career. Please visit socalrha.org for an application.

30 | Southern California Rental Housing Association Rental Advisor April 2021

Make that career commitment today. Certified Apartment Leasing Professional WE RECOMMEND THIS COURSE for leasing consultants, concierges, and career changers with hospitality, retail, or customer service experience. Earning the CALP credential, many people’s first industry credential, shows your employer that you’re committed to a career in residential property management.

YOU’LL LEARN ABOUT: • Using technology to generate traffic • Measuring and managing your community’s reputation • Inspecting the leasing center, tour route, model units, and vacant apartments • Researching the competition and building relationships with competitors • Compiling a comprehensive community resource tool

• Applying fair housing law and communicating rental criteria • Qualifying prospective residents according to rental policy • Preparing and reviewing leases with new residents • Move-in processes • Responding to resident issues and maintenance requests

• Creating effective marketing plans

• Building relationships with residents and creating a sense of community

• Relationship sales processes and evaluating your personal sales performance

• Reporting incidents, maintaining documentation, and taking corrective action

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• Preparing prospects for the next steps in the rental process

• Conducting a market survey

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• Securing and processing lease renewals

For more information, visit www.naahq.org/CALP. To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course.

April 2021 socalrha.org | 31

UPDATED OPERATIONAL ADVICE SYSTEM We are experiencing a high number of calls requesting Operational Advice. Due to the high volume of calls, we will be instituting a new voice message system to better handle the demand. Please call (858) 278-8070 for Operational Advice and leave a detailed voice message. The new system will help ensure the first-come first-served policy associated with operational calls, allowing for prompter service. Counselors will do their best to reach you within 48 business hours during regular office hours Monday-Friday, except holidays. They will attempt to reach you twice. In case they need to leave you a message, please be sure your voicemail box is set up and is not full. On occasion we will be working with some of our top attorney members to assist with the higherthan-normal call volume. They will identify themselves and let you know they are responding on our behalf at no charge to you. Finally, receiving operational advice is an exclusive benefit available only to SCRHA members. As a result, we cannot provide advice for anyone other than the caller. Please do not call with questions on behalf of family or friends. We encourage you to refer those who have operational questions to contact us directly regarding membership so they can also take advantage of this member benefit. We very much appreciate your support as we deploy this new system.

My husband and I had San Diego rentals for 35 years. He did all maintenance on weekends. I took care of tenants and vacancies. I especially looked out for single moms with children to have a safe home environment. Suddenly my spouse was let go by a huge company downsizing. Age 55! We had planned ahead. Rental income property was a major part of our plan. SCRHA Independent Owner Member, 2020 32 | Southern California Rental Housing Association Rental Advisor April 2021

Our

New Website The Member Compass and Business Directory are two central features of our new website. These features are a part of our association management software, Novi AMS. Read below for more information on how to use these new features, and find answers to commonly asked website questions.

The Member Compass

When you log in to the website, you’ll be redirected to your Member Compass. The Member Compass provides account information about you and your company. View your membership status, detailed information in the tabs on the left, and your upcoming events and open invoices front and center. You'll also be able to view news articles we've recently published about legislative issues. Note: if you are not registered for any upcoming events or do not have outstanding invoices, that corresponding information will not display.

Access Levels:

• Any Logged in user can see their Dashboard, which includes your membership status, personal profile information, event registrations (current and past), plus any orders and transactional history. You may see company information if your account is granted certain access permissions. • If you are the Primary Contact, Billing Contact, or have been

By: Southern California Rental Housing Association granted Management Access for you can find what you need your Company, you will be able to here. Depending on your access update Company information. This level, you may also see additional includes adding staff or updating transactions for others in your their contact information. You will company. not be able to edit the company's name. Contact SCRHA for My Events assistance if your Company Name Upcoming events you’re currently needs to be updated. registered for are shown at the top of this section. On the right Dashboard is a link to add the event to your This serves as the home page for calendar (iCal, Google, Outlook, your Member Compass. Click the and others.) Past events are listed Dashboard at any time to get back below that section. to the main screen. My Orders Pay Balance and Account If you have purchased any History products from the store, those These tabs allow you to view/ orders will be shown here. print invoices and receipts, view past transactions, and pay Profile open invoices. This is your own Upload your headshots, links personal accounting history to social media profiles, and with the association. From the any other information you’d Account History screen, you can like to share with other SCRHA see payments you’ve made, print members here. When you update invoices and receipts. In the Pay your profile information in the Balance tab, click to pay all open Member Compass, that updates invoices, your overdue balance, what appears on your individual or select individual open invoices. directory listing. Instead of having to call or email,

April 2021 socalrha.org | 33

Login & Password: Need to update your password? Easily update your login credentials here. Company/Companies and Staff Those with proper permissions can update the company’s online profile and staff and will see additional tabs: Company/ Companies, and Staff. We encourage you to upload logos, headshots, links to social media profiles, and any other information you’d like to share with other Southern California Rental Housing Association members. Updates made here are reflected in the member directory.

The Business Directory

The SCRHA Business Directory allows you to search member businesses. We encourage you to utilize the directory to connect with other members and to support members who support the rental housing insustry. Search by Company Name or Keyword: The Search function in the directory can help you find a company, just by typing in a few letters of their name. Looking for a particular product/service provider? Search by keyword! Filters: Looking for all companies with a certain directory category? The Filter function is a quick way to find it! Filtering options are in the dropdown menu. If you need to search by State or Country, use the search boxes under the Filtering options. Filter by: Member Type Directory Category Listing

Featured (Enhanced) Directory Listings: Featured directory listings have prime placement right at the top of the member directory. This 'premium' listing includes your logo, email, website, marketing information, social media feeds, related members, member bio and more! Interested in having an enhanced directory listing? Contact us to find out more. Update Your Company Listing: The Primary contact at your company, and anyone else they designate, can update and control the information on your company’s directory listing. Your company logo, contact information, website, address, description, etc. can be maintained under the Company tab in the Member Compass.

Frequently Asked Member Questions:

Login to the website to get full access to your member benefits. Need to create an account? Visit socalrha.org and click "Join" and follow the prompts to create an account. Still having trouble? Call us at 858-278-8070 for assistance. How do I view and pay my invoices? Under the Account History tab in the Member Compass, you’ll be able to view and print transactions that have been billed to you. To view only your open invoices, click Pay Balance. From here, pay your open invoices with the card you have on file, or use a new card. If you’re a Primary Contact, Billing Contact, or have management access, you’ll also be able to view transactions billed to the company and other related contacts.

34 | Southern California Rental Housing Association Rental Advisor April 2021

How do I sign up for a committee? Find out more information about all of our committees and how to get invovled on our Join A Committee page. Complete the interest form to sign up! How can I tell if I registered for an event? If you’re logged in, click on your name in the upper right corner. That will take you to your Member Compass, where you can see the list of all of your registered events in the My Events tab. How do I get access to forms? To purchase a printed or digital form, head over to our Forms page. Click on the heading to be taken to forms in a particular series or visit the full library of forms to find what you need. Place the digital form you would like to download in your shopping cart. You will receive a confirmation email with a secure link to the form. All forms must be purchased at the time of use. How do I get the status of a product purchase I made? Login to the website and look at the My Orders tab in your Member Compass. You’ll be able to view any orders placed, the order status, and tracking number (if applicable). It will also show subscription information. Where can I read the latest updates from SCRHA? Read the latest legislative updates, or check out the most recent edition of the Rental Advisor Magazine on our blog!

Boost your knowledge, skills, and confidence! Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers. Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

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• Equitable treatment of current and potential residents

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• Resident retention and maintaining a positive company image

• Employment regulations and record keeping

• Communicating with residents • Customer service and issue resolution • Enforcing company policy and complying with laws and regulations

• Employee evaluation • Analyzing the property’s financial operations and taking corrective actions for underperformance • Monitoring property performance to achieve the owner’s investment goals • Accounting principles and practices

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For more information, visit www.socalrha.org or call (858 )278-8080

April 2021 socalrha.org | 35

HEALTHY HOMES BROCHURE Studies show a home that is well-maintained is a healthy home. Your residents are a key partner in caring for the property.

socalrha.org

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

socalrha.org

36 | Southern California Rental Housing Association Rental Advisor April 2021

Visit socalrha.org and login to the Member Portal to download the Health Homes Brochure to share with your residents.

Signs, Signs, Everywhere Signs A Quick Refresher on Signage at Rental Properties

Below is a summary of the signs typically required at rental properties. This is not an exhaustive list and not all properties require the same signs. SCRHA also provides in-depth White Papers on many of the individual topics listed below. Fair Housing Signs

As required by the Federal Fair Housing Act, any property with four (4) or more units must post a Fair Housing sign at their property and/or place of business, someplace visible for current and prospective tenants to see. This includes any office location for a business that sells or rents

By Southern California Rental Housing Association dwelling units. It does not hurt post a sign showing the name to place a Fair Housing sign at a and address of the property’s duplex, tri-plex or four-plex. Most “responsible person.” This can be sign companies offer both indoor the property owner or the owner’s and outdoor Fair Housing signage. agent. Fair Housing posters may also be downloaded for free at www. Parking Signs hud.gov/program_offices/fair_ Parking signs housing_equal_opp/marketing. are a good practice, Responsible Person Signage especially Rental at large properties multifamily with 16 or complexes. more units Moreover, are required in order to to have a tow vehicles, Resident certain signage is required. If your Manager property contracts with a towing and usually company, that company often have signage provides signage. Refer to SCRHA that indicates where that unit White Paper “Removal/Towing is located or how to reach that Vehicles from Private Property” person(s). However, properties for more information and specific with 4 to 15 units must also language for your parking signs. April 2021 socalrha.org | 37

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38 | Southern California Rental Housing Association Rental Advisor April 2021

Properties may also need signage to be in compliance with ADA parking. SCRHA White Paper “ADA Accessible Parking Requirements for Multifamily Complexes” will assist on those specifics. Safety & Access Signage Rental properties should have clear signage for sprinkler riser rooms, electrical rooms, gas utility rooms and other fire protection systems. This will aid first responders and other third parties who may need to access these areas of the property. Additionally, multi-story buildings with at least three units in which front doors open into an interior hallway or lobby area require emergency exit signage at every

stairway landing, elevator landing, at an intermediate point of any hallway exceeding 100 feet in length, at hallway intersections, and immediately inside all public entrances to the building. The signage must include international symbols and braille and be of a certain size. Refer to SCRHA White Paper Multi-Story Building Stairway & Elevator Signage Requirements. Swimming Pool and Spa Signs California requires very specific signage for health and safety at pool and spa facilities. Some signage is required inside the pool area, while other signage is specifically required on doors leading into pool and spa

areas. Refer to SCRHA White Paper “Pool Signage Requirements.” Proposition 65 Signs California recently updated requirements as they relate to notifications about Prop 65. In addition to notifications in rental agreements, signage is required at properties in a multitude of different areas. What signage is needed specific language will largely depend on the property. Refer to SCRHA White Paper “Proposition 65 Noticing Requirements.” Learn more about sign requirements with white papers available to members at socalrha. org.

April 2021 socalrha.org | 39

401(K) PLANS DENTAL INSURANCE MEDICAL INSURANCE WORKERS COMPENSATION LIABILITY BENEFITS VOLUNTARY BENEFITS LIFE INSURANCE DESIGNED FOR SCRHA MEMBERS BY SUCCESSFUL SOLUTIONS, LLC. CA INSURANCE LICENSE #0D73873

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

Welcome New Members INDEPENDENT OWNERS Ariel Castillo Garrido Deborah Molenda Ernesto Pallares Ernesto Pallares Il Palazzo | Fairfeld Residential Jesse Picazo John Degenfelder Kimber Williams Marilyn S. Beidler Mia Pham Natalie A. Eagan

Polk Street Partners Purushothaman Krishnamurthy Richard and Patricia Tibbitts TESLACLEAN The Langford Family Trust, Gregory and Gail Langford The Seaton | Fairfield Residential Tim Fritz Valerie Barr Vaudois Handley

SUPPLIERS Gafcon, Inc. LeaseLock Star Flooring & Remodeling Zumper

PROPERTY MANAGERS Campus Village 1, 2 & 3 | 6 Star Properties Quail Ridge Apartments

April 2021 socalrha.org | 41

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

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of December and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. 1968 Clairemont Rental Properties 1999 Adriano DaSilva, Jr. 1968 Katherine L. Ries 1999 Carl Venstrom 1969 La Casa Bonita Apartments 1999 Pajak Properties 1970 James and Mary Sue Hamilton 2000 Caren Urtasun 1972 Mary Ann Taylor 2000 Joe Gorst| Richard Nelson 1972 Sue and Vince Cooke 2000 Judy Malone 1975 Marshall Wilson 2001 Chris Russo 1977 Ben Gallardo 2002 AFJR Partnership 1977 Pacific Realty Sales & Management 2002 Korabeck Properties, LLC 1977 Steven Norman 2002 Lynn Adams 1978 Linda Cocking 2003 NPM Staffing an InterSolutions Company 1978 Robert and Rita Konczalski 2003 Workright Property Services Inc 1979 Lockwood Family Trust 2004 Ronald Endeman 1979 Tom LeDuc 2004 Keith Meeker 1980 Jaswant Toor 2004 Lance Faucett 1981 Ilda Molé 2004 Robert Brooks 1982 Park La Jolla Apartments 2004 Villa Gardens AMFLP 1984 Klein Family Trust 2005 David and Daniel Baumgartner 1986 David and Susan LaRose 2005 Henry M. Miller 1986 LaBahn's Landscaping 2005 Island Guy Properties 1987 Juniper Management 2005 Josie Hill 1987 Pacific View Companies, Inc. 2005 Michael Pelloth 1989 Guava Gardens Apartments 2005 The Stratton | Fairfield Residential 1990 Pacific Commercial Management, Inc 2006 Jangan California Properties, LLC 1990 Nancy Biberacher 2006 Solomon's Mine, LLC 1990 Sid's Carpet Barn, Inc. 2008 Glen J. Honig & Norman Weitzberg 1991 Olga Porteous 2008 Rich and Tammy Gildersleeve 1993 Carol G. Swartz/Percy Myers 2009 Kevin Fayad Real Estate Services 1994 PCF Properties 2009 Margherita Cianflone 1994 Suzanne Demong 2009 New Way Landscape and Tree Service 1995 JHB California Properties, LLC 2010 Dorance and Brenda Aldridge 1997 Apartments.com 2010 Martin D. Coyne 1997 Daniel Pei 2010 Ruth Upton Trust 1997 Mark Maeder 2010 Stelco Investments, Inc. 1997 Walsh Properties 2010 Susan Miller 1997 A & C International 2011 ASV Management 1998 Kevin Swartzberg 2011 Gloria Miller 1998 Sam's Heating and Air Conditioning, Inc. 2011 Opal Street 1998 Sue A. Daugherty

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

MAINTENANCE 101 SERIES Southern California Rental Housing Association with The Phoenix Staffing, is excited to bring you in-depth classes designed for independent owners and maintenance techs. POOL CERTIFICATION SERIES • Swimming Pool Upkeep and Maintenance • Certified Pool Operator (CPO) BASIC MAINTENANCE SERIES • Basic Electrical for HVAC • Basic Electrical for Apartments • Basic Appliance Repair Kitchen • Basic Appliance Repair Laundry • Basic Plumbing. • Basic HVAC Refrigeration ADVANCED MAINTENANCE SERIES • Advanced HVAC Electrical • Advanced Electrical • Advanced Plumbing

CLASS VENUE The Phoenix Staffing 9117 Chesapeake Drive San Diego, CA 92123

VISIT SOCALRHA.ORG/MAINTENANCE-101-SERIES FOR DETAILS! 44 | Southern California Rental Housing Association Rental Advisor April 2021

Be a jack-of-all-trades and a master of maintenance. Certificate for Apartment Maintenance Technician WE RECOMMEND THIS COURSE for maintenance technicians, porters, housekeepers, and groundskeepers who are ready for advancement. Earning your CAMT boosts your knowledge and skills, your reputation, and your confidence.

YOU’LL LEARN ABOUT: • Processing work orders efficiently and to residents’ satisfaction • Electrical, plumbing, HVAC, mechanical, appliance, construction, and lock and key services and repairs • Painting services • Customer service

• Documenting and reporting maintenance activities in compliance with company policy and regulation • Curb appeal, property inspection, and daily maintenance • Maintaining recreational facilities and common areas

• Following company policy and procedures • Implementing a preventive maintenance schedule • Minimizing personal and property damage • Maintenance safety

• Product repair and replacement decisions

• Fair housing regulatory compliance

• Professional behavior, communication skills, and personal appearance

• Environmental responsibility and regulatory compliance

Available in person only www.GoWithVisto.org

For more information, visit www.naahq.org/CAMT. To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course.

April 2021 socalrha.org | 45

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

Generation Contracting and Emergency Services Inc. Paul Davis Emergency Services of Temecula BRONZE SPONSORS

Chase Bank-Kristy Blair Team

socalrha.org 46 | Southern California Rental Housing Association Rental Advisor April 2021

Connect

Our new Member Compass will go live this month! The new website makes it simple for you to log in to access resources, register for classes, and pay your bills. Check your emails and the website for more details!

Archives Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine. Newsletters Our Weekly Update is delivered to your inbox every Wednesday. Sign up at socalrha.org. Phone 858.7278.8070

Mail Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 Follow Us Keep up with the Association on your favorite social media platform @socalrha

Email info@socalrha.org April 2021 socalrha.org | 47

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48 | Southern California Rental Housing Association Rental Advisor April 2021

Do DSTs work for a 1033 exchange due to eminent domain or involuntary conversion?

By: Dwight Kay, CEO of Kay Properties and Investments and the Kay Properties Team Understanding the rules of a 1033 Exchange aka Involuntary Conversion Delaware Statutory Trusts (DST) provide replacement options for a property sold under eminent domain. Property owners initiating a 1031 Exchange often end up in that situation by choice after deciding to sell an investment property or business. But what happens when that decision to sell is out of your hands? That is the case when the government steps in to acquire a property by exercising its power of eminent domain. What is eminent domain? Eminent domain applies to situations where the federal, state or local government uses its authority to acquire private

property for a public use or the greater good. Eminent domain has been around for decades with cases dating as far back as the late 1800s. It is commonly used by government entities to assemble land to build infrastructure, such as roads, interchanges or airport expansion. The government also has been known to step in and utilize its powers of eminent domain to acquire property to pave the way for private sector development that will in some way potentially serve the community or help raise the tax base, such as a new convention center hotel or a hospital. Eminent domain or condemnation also can come into play when a property has been destroyed by a natural disaster, such as flooding, hurricanes or wildfires.

Although eminent domain sounds a bit onerous, property owners are entitled to fair compensation for that property. Once that eminent domain transaction is complete, the question is what to do with that pile of cash? Just as with any property sale where the transaction generates a profit, any income recognized from that eminent domain acquisition is subject to capital gains tax. One way to potentially defer that tax bill is to roll the proceeds from the sale into a tax-deferred likekind exchange. Whereas the 1031 Exchange is used for tax-deferred reinvestment in most property sales, eminent domain has its own separate category that falls under a 1033 Exchange.

April 2021 socalrha.org | 49

Key differences and similarities in a 1031 vs 1033 Exchange A 1031 Exchange and a 1033 Exchange were designed for exactly the same purpose. Both are sanctioned by the IRS as a means to defer capital gains taxes. However, there are some key differences that an owner should be aware of when conducting a 1033 Exchange. One notable item is that similar to a 1031 Exchange, a 1033 Exchange allows the taxpayer to fully defer both capital gains and any potential depreciation recapture taxes that may be incurred from the government acquisition. In other words, 1033 Exchanges have the potential for the taxpayer to avoid an even bigger tax bill. In addition, the rules on a 1033 are considered by many to be a bit more relaxed, giving property owners more time and flexibility to successfully execute the exchange. Some of those key differences are: • More time to execute. The IRS gives taxpayers two years from the date the sale closes to complete a 1033 exchange (three years if granted a further one-year extension) compared to 180 days for a 1031 Exchange. • No limit on replacement IDs. The taxpayer has no restrictions on the number or dollar value of potential replacement properties they can identify for their exchange. In contrast, 1031 Exchanges have reporting rules that require that a limited number of replacement properties be identified within a 45-day window. • No need for a qualified intermediary. In a 1033 Exchange, funds do not need to be handled

by a qualified intermediary (also known as an Exchange Accommodator or Facilitator) as is the case with a 1031 Exchange. In fact, funds can even be placed into shorter-term investments, such as a bond or CD, until they are needed to close on the purchase of 1033 exchange replacement assets. Do investors utilize DSTs for 1033 Exchange replacement property? Yes, DSTs are commonly used in 1033 Exchanges. DSTs work just like other investment real estate, the difference being that it is fractional ownership. All of the same reasons why a DST work well for a 1031 Exchange also apply to cases of eminent domain where an owner is conducting a 1033 Exchange. For example, DSTs provide a solution that allows for portfolio diversification and passive ownership in real estate as well as income potential. Despite the longer timeline to complete a 1033 Exchange, the clock winds down quicker than many people realize. Some simply put off identifying replacement properties because they don’t know what to buy, or perhaps they are waiting out the market for better opportunities or pricing. So, it is not unusual for clients to focus on DSTs as replacement properties for their 1033 Exchange at the eleventh hour knowing they can reinvest proceeds in one or more DSTs in as little as a week’s time. About Kay Properties and www. kpi1031.com: Kay Properties is a national Delaware Statutory Trust (DST) investment firm. This material does not constitute an offer to

50 | Southern California Rental Housing Association Rental Advisor April 2021

sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services, member FINRA, SIPC, Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104.

"I have remained a member of the Southern California Rental Housing Association for the education and networking opportunities - and it's comforting to know there is a smart group of people at work every day to ensure my industry has a voice in this turbulent legislative and political environment." Doug Taber, CCIM - Apartment

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Avenue 5......................................(206) 582-3333 B Barone Galasso & Associates, Inc..................... ........................................................ (619) 855-5241 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 CBRE Multifamily..........................(619) 572-7727 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Euston Management.................(858) 793-8899 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J Jensen Properties.....................(858) 449-7294 JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson.......................... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653

Kleege Enterprises...................... (858) 481-3081 L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Nick Pappageorgio...................(858) 357-9472 Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Q Quail Ridge Apartments..........(951) 929-2554 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 Reliable Realty.............................. (951) 696-9090 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 April 2021 socalrha.org | 51

River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sudberry Properties, Inc.......... (858) 546-3000 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 Suvanlasy Sayasith..................... (714) 702-0394 T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company.....................

........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities (408) 614-5587 The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 Tyco Property Management .... (619) 425-1017 U UDR, Inc....................................... (720) 283-6120 V Valentina by Alta..........................(619) 391-2700 W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

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

SECURE RENTAL FORMS

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

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

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

Business Directory

SUPPLIER MEMBERS

Cable Television

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

Carpet Cleaning

Fire Equipment Sales & Service

Carpet Sales & Flooring

Fitness Equipment & Sales

Kay Properties & Investments............ (855) 899-4597

Advertising & Marketing

Cleaning & Janitorial Services

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

Air Conditioning

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

Apartment Brokerage/Sales

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

Coin-Operated Laundry Equipment

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

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

Appliance Leasing

Collections

Appliance Maintenance & Repair

Construction and Remodeling

Appliance Warehouse of America..... (619) 750-9533 Abode Services Network, LLC............(858) 333-7654

Appliance Parts & Repair

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

Appliance Sales

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

Asphalt & Asphalt Maintenance

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

Attorneys-At-Law

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

Backflow Testing

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

Banks

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

Bathroom Refinishing

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

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

Floor Coverings

Bonded Inc.............................................. (858) 576-8400 Capitol Carpet Floors ★●▲...................(818) 464-6637 Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals Mays Furniture

General Contractors

Heating & Air Conditioning

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657

Courtesy Patrol

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

Deck Coating

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

Drain & Sewer Cleaning

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

Education

Grace Hill, Inc......................................... (404) 895-9570

Electronic Key Access

Bathtub Liners

Emergency Service Flood/Fire

Kennedy Electric.................................... (619) 582-6568 KeyTrak, Inc............................................ (888) 539-8725

Bed Bug Services

Innovative Pest Solutions..................... (800) 871-9878

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

Bee Removal

Employment Agency

Blinds

Environmental: Asbestos/Lead/ Mold

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

Flood Damage

Construction Management

Bathroom Remodeling & Refinishing

Innovative Pest Solutions..................... (800) 871-9878

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

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

Electrical Contractors

American Bathtub Refinishers.......... (619) 265-9200

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

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

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

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

Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 Interior Logic Group..............................(858) 496-5222 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc.............................(619) 477-7000

1031 Exchange Services, & Trust Services

Financial Services

The Phoenix Staffing............................ (858) 799-0665

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

Insurance

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

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

BrightView............................................... (858) 208-6394 LaBahn's Landscaping............................ (619) 579-9151 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service.......................... ...................................................................(858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962

Boiler Repair

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

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

Brokerage

Evictions

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

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

Cabinet and Countertops

Exterminators

Lenders

Doug Taber - Real Estate Broker......... (619) 483-1031 Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 SD Wood Cabinet..................................(858) 450-6090

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

Leak Detection

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

April 2021 socalrha.org | 53

Locksmith

Ratio Utility Billing Systems

Maintenance & Repair

Real Estate

Kern Key Services ●............................... (619) 341-3505 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116

Maintenance Supply

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

Market Research

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

Mold Inspections & Remediation

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

Mystery Shopping

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

Paint Manufacturers & Supplies

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

Painting

Livable ★●▲............................................. (877) 789-6027 ACI Apartments...................................... (619) 299-3000 Elden Realty Advisors, Inc......................(858) 692-1771 Nodard Investments Inc....................... (619) 742-9269 Voit Real Estate Services................... (858) 453-0505

Remote Video Monitoring

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

Pest Control

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

Plumbing

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

Plumbing Supplies

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

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

Property Management Software

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

Purchasing

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

Telephone Services Tenant Screening

Renters Insurance

Termite Control & Repair

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368

Repiping

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

Reputation Management

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

Resident Retention

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

ADCO Roofing & Waterproofing ★●▲............................. ....................................................................(949) 374-4580 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Guardian Roofs Energy Solutions........(714) 633-3619 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Paving Maintenance

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

Renovations & Remodeling

Parking Enforcement

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

Surface Repair

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

Resident Surveys

Parking Management Software

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

Best Security & Fire Products..............(760) 781-5700

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 Done-Rite Painting Inc............................(619) 977-0241 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200 Straitline Painting, Inc............................ (619) 770-8662 Reliant Parking Solutions.................... (888) 977-6848

Submetering / Billing Services

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

Sanitization and Disinfecting Services

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

Roofing

Sanitization & Disinfecting Services

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

Security Deposit

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

Security Guard Patrol

Moco Inc................................................... (800) 814-8213 Zumper..................................................... (503) 593-2233 Best Rate Repair.......................................(619) 229-0116

Towing Services

Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

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

Tree Services

Arborwell................................................. (888) 969-8733

Water Conservation

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

Water Damage Restoration

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

Water Heaters

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

Window Coverings

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

Windows

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

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

Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County.

Security Services

★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City)

Seismic Retrofit

Want to add your service areas to your listing? Email publications@socalrha.org with your request.

Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694 Optimum Seismic..................................(323) 605-0000

Sewer & Drain Line Video

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

Slab Leaks

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

Smart Technology

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

54 | Southern California Rental Housing Association Rental Advisor April 2021

Find products and services from trusted SCRHA Supplier members with our Business Directory. If you have a favorite Supplier not listed in our directory, share them with our team at membership@socalrha.org.

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

ADVERTISER Index 1031 Exchange IBC Kay Properties & Investments (855) 899-4597 15 1031 Capital Solutions 949-887-4627 apartment brokerage & sales 10 Doug Taber CCIM - Rental Housing Broker 619 483-1031 bathroom remodeling 16 American Bathtub Refinishers 619-265-9200 concrete services 50 Precision Trip Hazard Removal 760-658-6116 deck coatings & waterproofing 11 Life Deck Coating Installations 619-262-8600 24 Medrano 619-264-3434 electrical contractors 22 Kennedy Electric 619-464-6568 general contractors 8 Pacific Coast Construction 760-298-3170

property management software 26 Yardi 800-866-1144 real estate management 6 Griswold Real Estate Management 858-597-6100 sidewalk repair 50 Precision Trip Hazard Removal 760-658-6116 tenant screening 18 & 48 Infolink Resident Screening 888.762.7313 towing 39 Western Towing 619-297-8697 utility billing system 30 Livable 877-789-6027 windows 27 Newman Replacement Windows 619-677-6511 760-764-4553

pest control BC Corky's Pest Control 800-333-7138 IFC That Guy 844.484.2848

Anwsers to Word Search on page 27

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Location: Sterl ing, Total Offering VA Amount $6,99 Leverage 6,739 0% Type of Asse t Industrial Offering Statu s Fully Funded

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Location: Athen NS DST s, Total Offering GA Amount $18,6 Leverage 95,000.00 54.23% Type of Asse t Multifamily Offering Statu s Fully Funded

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T Location: Jack BIG CREE sonv Total Offering ille Beach, FL K DST Amount $51,5 Location: Alpha Leverage 76,436.00 retta, GA Total Offering 58.61% Type of Asse Amount $84, t Leverage 455,103.00 Multifamily Offering Statu s 57.86% Type of Asse Fully Funded t Multifamily Offering Statu s

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This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. n is not

guarante ed and

is subject

Funded

to available

cash flow.

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