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April 2022

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CONTENTS

Industry Voices

APRIL 2022

7 Placement of EV Charging Stations

19 Fair Housing Special SCRHA Fair Housing

SCRHA White Paper

23 How to Recruit Gen Z in 2022

35 What Is Conservation and How Can You Help?

45 Legal Q & A

49 Rules Governing Bicycling, etc. on Rental Properties

BGSF, Professional Division Business Operations

Ted Kimball, Kimball, Tirey & St. John, LLP Operational Advice

In Every Issue 3 5 9 15 28

President’s Message Executive Director’s Message Regional Legislative Update State Legislative Update Calendar

Livable Energy Conservation

SCRHA White Paper

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.

2022 OFFICERS

President Lucinda Lilley, FBS Property, AMO President Elect Abigail Rex, American Assets Trust, Inc. Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar

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 Etta Smith, Generation Contracting & Emergency Services, Inc. - Chair Norman Cullen, CULTR 1, LP Kathy Belville, Lifetime Member

Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2022 DIRECTORS

Angela Mallory, R&V Management Buck Buchanan, Independent Owner Jay Lopeman, BG Multifamily Jennifer Ford, Douglas Allred Company John LaRaia, HG Fenton Mark Feinberg, Heinz & Feinberg Matt Ruane, Liberty Military Housing Melissa Wickerd, Atlantic & Pacific Management Natasha Howell, Millcreek, WTS Trust Scott Ledesma, Generation Contracting & Emergency Services Inc. Tom Tamar, Independent Owner

HONORARY LIFE ADVISOR G. Wesley Harker

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 Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

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.

Cover Credit: Arranged by Marc Shanahan

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

2022 President Southern California Rental Housing Association

A New Path Forward

t has been my honor to serve as president of the Southern California Rental Housing Association for this past year and a half. While I am always proud of our industry, I am excited to announce that the SCRHA Board of Directors has approved a bold new vision and mission statement.

While we are proud to articulate our new vision and mission, they are only ambitious words until we take action. To ensure that we continue to work towards this future, the SCRHA Board of Directors created a new strategic plan to ensure that our efforts are focused on creating a thriving rental housing community. These efforts are outlined on page 4 of this publication.

While the vision and mission statements are new, their sentiment has long driven us as an industry. The changing landscape as a result of the pandemic only made it evident to the Board of Directors that we needed to make a strong statement on who we are and what we do as members of the Southern California Rental Housing Association.

Remember, the Board of Directors represents you, the members of the Association. We cannot fulfill our mission without your support. Please reach out and let us know how we can continue to support you or if you are ready to support our efforts through volunteering your time and expertise.

It is not a change that we made lightly. Through deep reflection and thoughtful conversations, we felt that it was time to fully articulate the complete picture of our role in the community.

Vision: Reenvisioning quality housing for all The vision statement is our grand purpose. It shows the direction that we are moving and how the classes and events we host to our advocacy efforts support this ultimate vision.

Mission: To create a thriving rental housing community through advocacy,education, and collaboration Our new mission statement is a natural extension of our past mission of education and advocacy. While advocacy and education are still a hallmark of who we are and what we do, the addition of collaboration emphasizes that we are active members of our communities and welcome solutions where all community stakeholders have a seat at the table.

April 2022 socalrha.org | 3

VALUE

ADVOCACY VALUE

Presence in the community

The ultimate resource for all things related to rental housing.

Product and program diversification

Rental housing friendly public policy & elected and appointed officials

Reenvisioning quality housing for all

Robust funding for rental housing policy creation

To create a thriving rental housing community through advocacy, education, and collaboration

Resource hub

STRATEGIES Strategic alliances Fundraising Set strategic priorities

Character & integrity that negates need for regulation

OUTREACH

OUR MISSION

STRATEGIES

Recognized resource hub that inspires diverse membership growth & engagement from all sectors of rental housing.

ADVOCACY

OUR VISION

OUTREACH

People coming to SCRHA for opinion, advice, knowledge, & expertise Rental housing providers are recognized as valuable & essential members of the community

SOCALRHA.ORG 4 | Southern California Rental Housing Association Rental Advisor April 2022

STRATEGIES Visibility & prominence Collaboration

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Volunteer with SCRHA

t is hard to believe that the first quarter of 2022 is complete, and we are headlong into spring. Here at the Association, we have started the year out strong. We are growing on many fronts and always strive to improve the member experience and highlight our industry’s essential contributions to the communities where we live and work. Looking ahead to the spring, I’m most excited to resume in-person events that give our industry the chance to gather and grow in our understanding of best practices while strengthening the relationships that are the bedrock of our industry. Please mark your calendar now for what is shaping up to be a busy season. If you haven’t already registered, I encourage you to sign up for our Golf Classic on May 12 at Coronado Municipal Golf Course. We’re back to a full tournament and spots are going quickly! Purchase a foursome and treat your team to a fun day of golf. You can also sign up for our waitlist for a chance to join a foursome hosted by a Supplier.

Use the discount code CONCIERGE2022 at checkout to receive the discount on the full conference ticket. You will need your NAA username and password to register, which you can retrieve from NAAhq.org. As the event gets closer, you will receive an email from NAA to sign up for your volunteer time slot. Complete the volunteer sign-up at that time, and you are all set. Don’t miss out on this incredible opportunity. This conference isn’t scheduled to be back on the West Coast, so volunteer today and save on a hometown conference! In addition to the Golf Classic and the Apartmentalize Conference, SCRHA has a full calendar of educational classes and networking mixers. Be sure to sign up for our email updates and follow us on social media for the latest news.

Another highlight of our year will be the Apartmentalize conference hosted by the National Apartment Association...held here in San Diego from June 22-24. This year’s conference has the making to be one of the biggest in NAA history, with 300+ Exhibitors and 99+ classes on the schedule to date. If you plan to attend this year’s conference in San Diego, you can save hundreds on registration when you volunteer before and during the event. Current full conference registration is $1,020 per person. By volunteering for four (4) hours, your full conference rate will be $425. This offer is only available to Owner or Property Management members of SCRHA! April 2022 socalrha.org | 5

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PLACEMENT OF EV CHARGING STATIONS ON RENTAL PROPERTIES

Placement of EV Charging Stations on Rental Properties

As the popularity of plug-in electric vehicles (PEVs) increases among consumers and state and federal programs and regulations promote the use of PEVs, there is growing demand to install more Electric Vehicle Charging Stations (EVCS) in California and the United States. Governor Jerry Brown issued a Zero-Emission Vehicle Executive Order (B-16-2012) in March 2012 requiring California to have the EVCS and other infrastructure necessary to accommodate 1 million PEVs by 2020, and 1.5 million PEVs by 2025. California officials estimate the San Diego Region will need approximately 75,000 residential and 12,000 workplace EVCSs to meet that need. With an estimated 157,000 PEVs in California in 2016, tenants who drive PEVs will search for rental properties that have EVCSs onsite.

(EV) charging stations on a rental property’s parking facilities if the request is submitted in writing and the tenant agrees to all conditions. All electrical vehicle charging stations (EVCS), or any modifications and improvements made to the property, must comply with federal, state, and local laws, building codes, with applicable zoning and land use requirements, and with all covenants, conditions, and restrictions. A rental property is exempt from AB 2565 if it meets any of the following conditions, • Property has 4 or less parking spaces. • Property is subject to rent control. • Property already has designated 10 percent or greater of its tenant parking spaces to an EV charging station(s) • Property does not provide parking under the lease agreement.

AB 2565 State law AB 2565 (California Code Section 1947.6) allows tenants to ask that their property manager or In addition, property managers owner to install an Electric Vehicle and owners do not have to

provide additional parking to accommodate the EV charging station. The tenant may be charged a fee included with monthly rent and be responsible for paying the electrical costs if the charging station installation results in a reserved parking space for the tenant. Tenant Requirements Tenant also must consent to the following provisions below if the tenant wants the property manager or owner to install the EV Charging Station: • The tenant must submit a written request to the property manager or owner to install and use an electric vehicle charging station as well as enter into a written agreement with property manager or owner. • The tenant also must comply with the landlord’s requirements for having an EV Charging Station on the property regarding, o The installation, use, and removal of the charging station along with its necessary infrastructure o Be willing to pay any of the associated costs with the EV Charging Station. April 2022 socalrha.org | 7

o Pay for damages, repairs, and maintenance of the EV Charging Station. Under California Civil Code 1947.6(h), the tenant also must maintain in full force and effect a lessee’s general liability insurance policy while the tenant lives in the unit. Tenant insurance policy is limited to no more than 10 times the total annual rent for the unit. The tenant is not responsible for having a general liability insurance if, 1) The EVCS Charging Station is certified as a Nationally Recognized Testing Laboratory (NRTL) approved by the Occupational Safety and Health Administration (OSHA) under the United States Department of Labor. 2) A licensed electrician performed direct or related

electrical work on the charging station. Additional Resources State of California’s Office of Planning & Research has a handbook available to provide additional guidance on EV Charging Stations, Zero-Emission Vehicles in California: Community Readiness Guidebook, http://opr. ca.gov/docs/ZEV_Guidebook.pdf. • San Diego Gas & Electric (SDG&E) – Electric Vehicle programs: https:// www.sdge.com/ev-incentives • Southern California Edison (SCE) – Electric Vehicle programs, https:// www.sce.com/residential/electricvehicles • Imperial Irrigation District (IID) – Electric Vehicle Programs, https:// www.iid.com/customer-service/saveenergy-and-money/your-vehicle/ev-

charger-rebates • Electric Vehicle Charging Station Permitting and Inspection Best Practices, Center for Sustainable Energy, https://www.sandag. org/uploads/projectid/ projectid_511_25854.pdf. • CA Division of the State Architect, Access Compliance Reference Materials, Electric Vehicle Charging Station Accessibility, https://www.dgs. ca.gov/DSA/Resources/Page-Content/ Resources-List-Folder/AccessCompliance-Reference-Materials This white paper published by Southern California Rental Housing Association. Members can read and download our white papers at socalrha.org. Please login to your account to read our white papers. Not a member? Join SCRHA today to access our complete library of white papers.

Voices of the Industry

8 | Southern California Rental Housing Association Rental Advisor April 2022

REGIONAL

LEGISLATIVEUPDATE

Carlsbad to Consider Large Increase in The consultant provided their analysis before the Carlsbad Housing Commission in February Its Inclusionary In-Lieu Fee The Carlsbad Housing Commission discussed increasing the city’s in-lieu fee in February. The Carlsbad City Council adopted its inclusionary housing ordinance 25 years ago, requiring builders to dedicate a certain percentage of a project’s new units to be affordable or opt out and pay an in-lieu fee. The fee hasn’t been increased since the fee was adopted in 1996. Carlsbad’s inclusionary ordinance has separate inlieu fees for single-family homes and for apartments. The city requires all residential projects with 7 or more units to dedicate at least 15 percent of its units as affordable. Projects that are 2 to 6 units that do not dedicate affordable units must pay the in-lieu fee. The Carlsbad City Council hired an independent consultant to analyze the city’s fee to determine if the fee should be increased and by how much. The In-lieu fees that are collected are placed in Carlsbad’s housing trust fund. Builders producing affordable housing in the city can borrow the money from the trust fund as loans; builders are responsible for paying back the loans with interest. According to Carlsbad, the money used has helped build 2,300 affordable housing units in the city.

recommending the city’s in-lieu fee be increased to $31,000 per single-family unit because of Carlsbad’s high development costs. City staff believed the consultant’s recommendation was excessive and would create an impediment to building smaller projects. City staff recommended the in-lieu fee be raised from $4,515 to $8,529 and thereafter the fee would be adjusted each year based on the region’s Consumer Price Index (CPI). Builders producing small apartment projects also would see a significant increase in their in-lieu fees. The consultant recommended apartment projects pay a flat fee while city staff recommended in-lieu fees for apartments be changed from a flat fee to price per square foot fee of $15. A six-unit apartment complex with each unit about 1,000 square feet in size could see their total in-lieu fees jump from $18,060 to $59,460 if the city adopts a per square foot fee. The consultant’s recommended the fee be increased to $124,960 total for the same 6-unit project. Carlsbad Housing Commissioners accepted most of the city staff recommendations with some modifications. Commissioners accepted the proposed price per square foot fee for apartment projects

April 2022 socalrha.org | 9

but believed the $15 per square foot fee was too low. The commissioners recommended the $15 per square foot fee but that fee be increased to $20 in five years. In-Lieu fees for single-family would be increased to $8,529, but the fees be adjusted based on a construction costs index, not the consumer price index. The proposal will go to the Carlsbad City Council for its consideration later this year.

City of San Diego Considering Significant Changes to Planning Group Representation Big changes could be in store for the San Diego City’s 42 Community Planning Groups if the city council accepts a plan introduced by Councilmember Joe LaCava last month. The San Diego City Council could adopt new policies significantly changing the composition of each planning group and their function. The full city council could be voting on the policy changes later this year. Since 1966, San Diego’s Community Planning groups serve as formal advisory bodies providing input to city departments, planning commission and the city council in land use regulations, planning, and individual development projects. City of San Diego adopted policies governing community planning groups over the years but planning group critics believe new changes are necessary to make the groups more representative of their communities, accountable, and transparent to the public. Planning groups were also seen as a major obstacle to updating zoning and new housing development in their neighborhoods. Several years ago, a grand jury and city audit report concluded community planning groups require some significant reforms. Among the new changes under LaCava’s proposal, community planning groups would be required to post their own meeting agendas and be responsible for their recordkeeping and administration, duties typically performed by city staff. Groups would be required to pay a fee if they were to appeal Planning Commission decisions to the City

Council. The changes would impose new term limits capping how long members can remain on a planning group. Once a member reaches their term limit, they would be ineligible to serve on the planning group for two consecutive years. Rules would be changed so more residents can serve and vote on board elections. Community planning groups will have to change their bylaws and create plans to recruit renters and allow community organizations to participate in the groups. San Diego Councilmember Joe LaCava announced his policy to the Council’s Land Use and Housing (LU&H) Committee in March and will officially introduce a draft policy to the LU&H Committee in several months. If approved by the LU&H Committee, it will go to the full city council this year.

People’s Ordinance Initiative Advances to San Diego City Council

The San Diego City Council Rules Committee voted that city staff draft a city ballot measure for the November ballot that would allow the city to charge single-family homes a fee for trash service. San Diego City Council President Sean Elo-Rivera announced last year that he intends the change the People’s Ordinance. The People’s Ordinance currently requires the city to provide free trash service to most single-family homes while condominiums, apartments, and single-family homes on private right of ways are charged a separate fee for trash service. San Diego is the only major city in California that provides free trash service to single family homes. According to the City’s Independent Budget Analyst’s Office, the city spends more than $43 million annually on providing its trash service. The cost is expected to increase as much as $75 million per year by 2027 if the People’s Ordinance is not changed. The City of San Diego will need to spend another $50 million to build a new organic recycling facility plus spend additional money to purchase new waste hauling vehicles, trash bins, and hire another 40 employees to meet other new mandates under state

10 | Southern California Rental Housing Association Rental Advisor April 2022

organic recycling requirements (AB 1343). The City Council’s Rules Committee will vote once the draft language for the measure has been completed. The measure, which is expected to be approved by the Rules Committee, will be forwarded to the full City Council for its consideration and be placed on this November’s ballot if it is approved. If San Diego city voters approve the initiative to change the People’s Ordinance, the city then will be required by law to perform a cost-of-service study to determine the total cost of providing trash service and how much to charge customers. The study must be performed by an independent consultant and will take several years to complete. The SCRHA does not have a position on the ballot measure.

San Diego County and San Diego Metropolitan Transit System Plan to Release Surplus Properties for Affordable Housing

The San Diego County Board of Supervisors and the San Diego Metropolitan Transit System (SDMTS)

announced that nine of its surplus properties will made available for affordable housing. Affordable housing builders can add their name to an interest list for the available properties on the county and MTS websites. The surplus properties are located in the College Area, Grantville and Escondido and other areas near trolley stations. Interested affordable developers can contact San Diego County or the MTS to have their name added to an interest list. The county stated that it has invested more than $53 million to produce nearly 1,000 new affordable units in San Diego City and in the county. The use and development of MTS properties has created 500 new affordable units with another 390 units planned to be built.

Developers Break Ground on Affordable Project in Temecula

An affordable housing builder began construction on a project called the Las Haciendas Apartments in Temecula. The apartment community is being

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14 | Southern California Rental Housing Association Rental Advisor April 2022

California

CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

As the Legislature moves 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 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. 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 April 2022 socalrha.org | 15

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 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 killing them. We will work toward the same result in 2021 for AB 1188.

16 | Southern California Rental Housing Association Rental Advisor April 2022

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Response

6 | Southern California Rental Housing Association Rental Advisor July 2021 18 | Southern California Rental Housing Association Rental Advisor April 2022

Disability

Race

Sex

Color

FAIR HOUSING QUIZ

National Origin

Religion

Familial Status

Test your knowledge of Fair Housing! 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...and sign up for the Fair Housing I & II class on April 21!

1. You are allowed to refuse to rent to a resident with a companion animal. o TRUE o FALSE

6. Breed restrictions apply to companion/ emotional support animals. o TRUE o FALSE

2. I can charge additional deposit or pet rent for a companion/emotional support animal. o TRUE o FALSE

7. I can ask for proof of need for the companion/ emotional support animal. o TRUE o FALSE

3. I suspect my resident is a hoarder. I am allowed to require them to clean the unit by issuing a 3-Day to Perform. o TRUE o FALSE

8. I am allowed to deny an application if I disapprove of how a prospective resident will assign rooms to their children. o TRUE o FALSE

4. I am allowed to advertise my property as “adults only”. o TRUE o FALSE

9. I am allowed to require a social security number for tenant screening. o TRUE o FALSE

5. I am allowed to ask if a resident is in the country legally or if they are a citizen. o TRUE o FALSE

10. I am allowed to tell prospective residents that my unit/property isn’t suitable for children. o TRUE o FALSE

April 2022 socalrha.org | 19

20 | Southern California Rental Housing Association Rental Advisor April 2022

FAIR HOUSING QUIZ ANSWERS Check your answers to see how you did! Miss a question or more? Sign up for Fair Housing class or purchase a recorded webinar to learn more. The best place to learn is in a classroom, not a courtroom!

1. FALSE

You are not allowed to refuse to rent to a resident with a companion animal. Much like service animals under ADA, Fair Housing requires you to accept residents with companion/emotional support animals.

Breed restrictions CANNOT apply to companion/ emotional support animals.

1. FALSE

Charging an additional deposit or pet rent would be a violation of State and Federal law.

True. A resident with a legitimate need for a companion/emotional support animal should be able to provide a letter from a qualified professional.

1. FALSE

Hoarding is a psychiatric disorder and mental disability covered by State and Federal Fair Housing laws. If you suspect hoarding, you should contact an attorney to assist you. 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.

It is not your role to determine the sleeping arrangements of your residents. It would be best if you follow occupancy standards used by the California Department of Fair Employment and Housing.

1. FALSE

False. Except for Senior Housing, adultsonly properties are no longer acceptable. Your advertisement should not include any information indicating a preference related to familial status.

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

1. FALSE

False. Protections extend to residents and their guests.

Familial status is a protected class. Even hinting that a unit wouldn’t be ideal for children could result in a Fair Housing complaint. April 2022 socalrha.org | 21

FAIR HOUSING WORD SEARCH

VETERAN STATUS

AGE

SEX OR GENDER

RETALIATION

MENTAL

FAMILIAL STATUS

MARITAL STATUS

PHYSICAL

ANCESTRY

DISABILITY

MILITARY STATUS

COLOR

RELIGION

RACE

ESA

22 | Southern California Rental Housing Association Rental Advisor April 2022

Anwsers to Word Search on page 56

How to Recruit Gen Z

in 2022

By 2025, Generation Z will make up about 27% of the total workforce, according to the World Economic Forum. Therefore, it’s in many companies’ best interest to quickly understand what this generation values, find out what they are looking for in an employer, and implement that within their organization, fast. Here are five tips you can consider when thinking about adjusting your hiring strategies and company policies for this new wave of workforce talent. They Use Their Phones to Apply It’s no secret that we are on our phones more than ever, but this is especially true for

Gen Z, who have never known a world without the internet and smartphones. According to Yello, “46% (of Gen Z) have applied for a job on their mobile device, and 54% won’t complete an outdated application format online.” This means that your UX design for applications needs to be simple, comprehensive, and made-formobile. Not having these elements will result in high drop-off rates in the application cycle of your jobs. They Believe in Job-Hopping Contrary to past generations that have historically valued company loyalty, Gen Z plans to learn all they can from one organization and move on to continue growing

By BGSF, Professional Division in their career. “55% plan to work for their current employer for less than three years.” Therefore, it’s important for companies to address this trend after the 1st and 2nd year of employment and not ignore it. If there’s a chance that a person has the ability to move up within the company or to another division, that should be discussed and encouraged in order to retain Gen Z. You can bet that if you don’t have the growth they are seeking, they will move on to a company that does. They Want Benefits That Matter It feels like a lifetime ago that an office that had a gym and a ping pong table was deemed trendy and April 2022 socalrha.org | 23

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding whether or not to accept an offer.” Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.

They Want to See Diversity and Inclusion This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

They Want an Offer, and They Want it NOW Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer. Gen Z wants no part of that. They

24 | Southern California Rental Housing Association Rental Advisor April 2022

feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent. *Statistics pulled from Yello

Generation Name

Birth Years

Baby Boomers

1946-1964

Gen X

1965-1980

Millennials

1981-1996

Gen Z

1997-2012

April 2022 socalrha.org | 25

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CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes require pre-registration. Walk-ins are not accepted. See confirmation email for details. Questions? Contact us at events@socalrha.org or 858.278.8070.

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28 | Southern California Rental Housing Association Rental Advisor April 2022

18 MAY

10:00a-11:00a

IROC: Management & Forms

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30 | Southern California Rental Housing Association Rental Advisor April 2022

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32 | Southern California Rental Housing Association Rental Advisor April 2022

April 2022 socalrha.org | 33

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments. With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

Only 9 cents of every $1 are returned to owners, including the many apartment owners who are themselves small businesses and rely on this revenue to make ends meet, and investors, which include public pensions and 401ks, on which many Americans rely—whether or not they reside in rental housing.

Approximately 39 cents of every $1 pays for the mortgage on the property. Roughly two-thirds of the apartment industry has private lenders and are ineligible for federal mortgage forbearance via the CARES Act. This is a critical expense, as mortgage foreclosures put all residents at risk of losing their housing.

10 cents of every $1 is spent

on capital expenditures, including roof and HVAC replacement and other important repairs that help ensure quality housing for America’s 40 million rental housing residents.

27 cents of every $1 covers payroll expenses, including paying employees who operate and maintain the property, ongoing maintenance, utilities, insurance and the like.

14 cents of every $1 goes to property taxes, which in turn supports the community through financing for schools, teachers, emergency services and other important local needs.

Between mortgage payments and investor returns, which help support many Americans’ retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize. Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

34 | Southern California Rental Housing Association Rental Advisor April 2022

What Is Conservation and How Can You Help?

The Benefits of Consuming Less and Conserving More By Livable

At Livable, we know that energy conservation contributes to our goal of saving the environment and saving apartment owners money.

When we bike more and drive less, bring reusable shopping bags, and volunteer for community cleanup days we are taking action to help protect the earth.

We know that making residents aware of their usage can create significant savings, but tenants might not always know what conservation is and why it is so important.

That is environmental conservation in action.

In our emails and blogs, we often share ways to save energy. We want to empower residents to consider the impact of everyday activities and be aware of how small new habits can help conserve. What is conservation? “A true conservationist is a man who knows that the world is not given by his fathers, but borrowed from his children." ~ John James Audubon

Energy conservation is important for the earth as well. “ … energy conservation is the practice of using less energy in order to lower costs and reduce environmental impact. This can mean using less electricity, gas, or any other form of energy that you get from your utility and pay for.” Energy conservation is important for the earth as well. Energy resources are not infinite and so conservation benefits us individually and helps protect the environment. Here are some examples of conservation: • Conservation of Soil and Land

• Energy Conservation • Biodiversity and Environment Conservation • Conservation of other Natural Resources • Water Conservation at Different Levels • Energy Conservation Why would we want to conserve (source)? • To protect wildlife and promote biodiversity • To protect the earth • For human health It is interesting to consider in this pandemic climate that disturbing habitats (clearing the way for humans and agriculture) bring wild and domestic animals together which helps facilitate the jump of diseases to humans, i.e. Ebola which most likely spread to humans from bats. When it comes to human health we may not realize that a lot of medicines are derived from chemicals that are produced by April 2022 socalrha.org | 35

animals and plants. So protecting nature helps protect lifesaving drugs. Pollution is harmful to human health. Even noise pollution has an impact and many of our technologies that use energy are loud. The word "conservation" can mean many things, but ultimately it is about care and protection of natural resources such as air, minerals, plants, soil, water, and wildlife. Energy conservation and consumption “When you consume less power, you reduce the amount of toxic fumes released by power plants, conserve the earth’s natural resources and protect ecosystems from destruction. By taking steps to reduce your energy intake, you’ll contribute to a healthier and happier world.” Sometimes we just need to learn about small changes that can have significant impacts. For example,

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the energy savings of using compact fluorescent and LED bulbs instead of incandescent bulbs. There is more upfront cost, but a longer lifespan and lower energy use. That is good for the planet and saves consumers money. Significant energy reductions are possible via technology as well. Not all clothes dryers are created equally, and airtight thermal insulated construction is a large determining factor for the overall efficiency of a building. The United States is currently the second largest single consumer of energy, following China. “Energy usage in transportation and residential sectors, about half of the U.S. energy consumption, if largely controlled by individual consumers.” We can be discouraged by this or inspired to create a bright future where we have great management of and gratitude for the privilege of our land.

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36 | Southern California Rental Housing Association Rental Advisor April 2022

With summer right around the corner, it is perfect timing to consider the impact our actions have on the environment and our finances. In an effort to honor the planet and reduce utility costs this year, empower residents and learn about how to best conserve the natural resources we know and love. No one wants to contribute to waste or to make an attempt at improvement without the knowledge of how it is related to conservation ... or whether or not it is a sustainable habit. That's where we come in! Small steps add up to great leaps when we all try to contribute. We get the opportunity to remember that consuming less and conserving more benefits the environment, conserves limited resources, and saves not just money, but lives.

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompanydirectory

April 2022 socalrha.org | 37

38 | Southern California Rental Housing Association Rental Advisor April 2022

April 2022 socalrha.org | 39

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(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor April 2022

Welcome New Members INDEPENDENT OWNERS A Frank Enterprise Aurora Murillo Catherine Correa Costco Curry Family Trust David Ripplinger Edward J. San Agustin Joey Johnson LWP Group Melanie Alexander Mike Wylie Palm Ave. Coronado LTD Presfield Properties The Residences at Cota Vera | Greystar TONY KOKAB COMPANY

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SUPPLIERS Four Seasons Tree Care ICF Professional Maintenance Systems, Inc. RAPIDSOFT SOLUTIONS State Farm Insurance Kathy Jurgensen

April 2022 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/preferred-partners for details!

socalrha.org 42 | Southern California Rental Housing Association Rental Advisor April 2022

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of April and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. Clairemont Rental Properties Katherine L. Ries Company Robert and Patricia Lijewski James and Mary Sue Hamilton Mary Ann Taylor Company Sue and Vince Cooke Marshall Wilson Company Ben Gallardo Company Pacific Realty Sales & Management Steven Norman Company Linda Cocking Company Robert and Rita Konczalski Lockwood Family Trust Tom LeDuc Company Jaswant Toor Company Klein Family Trust David and Susan LaRose LaBahn's Landscaping Juniper Management Pacific View Companies, Inc. Guava Gardens Apartments Pacific Commercial Management, Inc Nancy Biberacher Company Sid's Carpet Barn, Inc. Olga Porteous Company Carol G. Swartz Company Suzanne Demong Company PCF Properties JHB California Properties, LLC A & C International Mark Maeder Company Apartments.com Walsh Properties Sam's Heating and Air Conditioning, Inc. Kevin Swartzberg Company Sue A. Daugherty

1968 1968 1970 1970 1972 1972 1975 1977 1977 1977 1978 1978 1979 1979 1980 1984 1986 1986 1987 1987 1989 1990 1990 1990 1991 1993 1994 1994 1995 1997 1997 1997 1997 1998 1998 1998

Adriano DaSilva, Jr. Carl Venstrom Company Pajak Properties Caren Urtasun Company Judy Malone Company Joe Gorst| Richard Nelson Korabeck Properties, LLC Lynn Adams Company AFJR Partnership Workright Property Services Inc Award Property Mgmt Keith Meeker Company Ronald Endeman Company Lance Faucett Company SunRidge Properties, Inc. Robert Brooks Company Josie Hill Company Henry M. Miller Jangan California Properties, LLC Glen J. Honig & Norman Weitzberg Rich and Tammy Gildersleeve Margherita Cianflone Company Kevin Fayad Real Estate Services Stelco Investments, Inc. Martin D. Coyne Michael C. Borden Company Dorance and Brenda Aldridge Susan Miller Company Gloria Miller Company ASV Management FBS Property Management, AMO Martin Laracy Company Emilie Stone Company SD Urban Rentals Terry Zanella Company

1999 1999 1999 2000 2000 2000 2002 2002 2002 2003 2003 2004 2004 2004 2004 2004 2005 2005 2006 2008 2008 2009 2009 2010 2010 2010 2010 2010 2011 2011 2012 2012 2012 2012 2012

*A member must have continuous membership, without lapses to appear on the Honor Roll. If at any time a membership lapsed, merged with a different account, or were taken under new ownership, the member 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 2022 socalrha.org | 43

Voices of the Industry

44 | Southern California Rental Housing Association Rental Advisor April 2022

Landlord/Tenant

Questions and Answers Q

By Ted Kimball, Esq., Kimball, Tirey & St. John LLP

My tenant is refusing to participate in the Emergency Rental Assistance Program. I am owed 16 months of unpaid rent. Can I get government rental assistance without my tenant’s cooperation?

Unfortunately, as the law is written, the tenant’s participation and cooperation is required in order for the landlord to obtain any rental assistance. The tenant, however, is able to receive 100% of eligible assistance with or without landlord cooperation.

As a landlord, am I required to participate in the Emergency Rental Assistance Program (ERAP)?

Yes. Failure to participate in the ERAP program may

subject you to a discrimination complaint based on the source of income protected class. Additionally, failure to participate in the program may also affect your ability to do an eviction or seek unpaid COVID rental debt in the courts.

Our tenant owes us back rent and is stating that he is probably going to file bankruptcy. We’ve been trying to work with him but are getting nervous now. Do we lose all the back rent if he files bankruptcy?

It depends. If he files a Chapter 7, there is little hope. If he files a Chapter 13, you may receive all or a portion of the back rent.

There was a fire in one of our rental units due to a tenant’s

candle. What is my obligation to provide alternate accommodations for this tenant? Am I required to keep her as a renter?

You are not obligated to put the tenant up. You may have a right to evict her based upon waste of the unit, which requires a 3-day notice to quit.

The tenants living in one of our apartments signed a oneyear lease which states that there will be no pets allowed. They now have two cats in the apartment and are only in the second month of the lease. We served a 3-Day Notice to Perform Covenant or Quit. They have chosen to leave. The rent for the entire month was paid. Are they entitled to the prorated amount of rent for the unused portion of the month? April 2022 socalrha.org | 45

No, they are liable for the remainder of the lease or up to the time you relet the premises, whichever occurs first. A landlord must act with due diligence to rent the unit in order to mitigate the damages. My tenants paid an extra deposit for a pet. They gave away the dog after 2 months. Now they are asking if the pet deposit could be returned.

You do not have to account for the use of the deposit until 21 days from the date they return possession of the premises, so you don’t have to refund any of the deposit.

I rented an apartment to a young man; he signed a one-year lease and paid the deposit and first month’s rent in full. He has received the keys but now he is requesting to get out of his lease because another apartment that he prefers became available. Is there any kind of buyer’s remorse on signing a lease?

Your tenant is obligated to pay rent through the lease term or until the time the premises are relet, whichever occurs first. There is no buyer’s remorse.

One of the recent applicants to our apartment community claims he is paid “under the table”. How do I verify his income?

You really can’t, and because he is committing fraud, you should not consider this a legal source of income. If they fail to otherwise qualify, you can deny his rental application.

One of our tenants was recently arrested and has not paid the rent. We served a notice by “post and mail” and it has been over three days. How do we serve the unlawful detainer (eviction) on the tenant while in jail?

Most jails will allow your process server to serve the tenant while in jail. It may take several hours before they are able to pull the inmate up, but your process server can be waiting for him or her and legally serve them while incarcerated.

One of our residents served us with a written 30-day notice and has failed to vacate after 30 days. Can I start the eviction process, or must I serve a 30-day notice first?

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www. kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website.

Under state law, if a residential tenant serves the landlord with a written 30day notice and the rental term is month-to-month, the landlord may immediately file an unlawful detainer (eviction) action in court on the 31st day, providing the 30th day fell on a business day. Check with a lawyer to see if local laws apply to your case.

“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

46 | Southern California Rental Housing Association Rental Advisor April 2022

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.

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• 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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April 2022 socalrha.org | 47

48 | Southern California Rental Housing Association Rental Advisor April 2022

Rules Governing Bicycling, Skateboarding, and Similar Uses on Rental Properties By Southern California Rental Housing Association

Is it legal for a property owner to prohibit or limit the use of bicycles, rollerblades/rollerskates, scooters, skateboards, or other such apparatus on their rental property? Unfortunately, these types of rules can lead to potential fair housing liability because they tend to impact children (and thus families with children) more than adults. As such, they can trigger fair housing violation based on familial status, even if the wording of the rule is age-neutral and applies equally to all residents. This type of fair housing liability is known as “disparate impact” or discriminatory effect and occurs when an otherwise neutral policy disparately impacts one or more protected groups of people.

could be safely conducted. This could even include measurement of your sidewalks and walkways to determine if they are wide enough for both pedestrian and wheeled traffic.

If a complaint was filed based on rules prohibiting these activities, it is possible that an investigator would visit your property to determine whether there were any areas where the activities

1) Property managers and owners must be cautious that the rules or policies prohibiting or limiting activities like bicycling, skateboarding, etc. on the rental property are within reason and

The safest policy from a fair housing perspective would be to allow the activities and instead have rules that focus on the need to conduct them in a safe manner and to not damage property. If you are considering the implementation of rules that limit or prohibit such activities like bicycling, skateboarding, rollerblading, etc. or other similar activities on a rental property, it is important to keep the following in mind:

not be construed as an excessive restriction on outdoor play, such as placing a blanket ban or restriction on any such activities anywhere on the rental property.

2) The property manager or owner may be able to defend a prohibition on the activity in a particular area(s) of the property if they can demonstrate, within reason, that the activity actually poses a serious threat of injury or property damage. For example, a property manager or owner might be able to make the case that riding bicycles on the stairs poses a serious threat of injury or that use of wheeled equipment in flower beds on a rental property poses a serious risk of property damage. 3) Any policies should be included in all rental agreements, see SCRHA Form 257, Apartment Rules and Regulations.

April 2022 socalrha.org | 49

4) Please consult with your attorney for legal advice before implementing such rules on the rental property to ensure your policies and rules comply with state and federal law. Applying Rules Equally to All Classes of Residents Property managers or owners must be careful that all association policies and rules equally apply to all classes of residents – be mindful of the wording in the association’s rules and policies as it applies to your residents. Any rule and policy that caters or targets any specific class of persons can constitute as housing discrimination, and therefore a violation of state and federal Fair Housing law. For example, rules that only limit or prohibit all persons under age eighteen (18) from bicycling and skateboarding

on the rental property can be viewed as age discrimination and a violation of fair housing law. In some cases, a property owner or manager can still be vulnerable to legal action for rules like requiring adults to supervise children of a certain age that are bicycling or skateboarding on the rental property.

but implementing similar rules on the use of baby carriages, strollers or toddler push cars in all areas of the property can be viewed as excessive. Property owners and managers should be careful not to impose rules or policies barring or curbing such activities unless they can exhibit a clear threat or danger to persons or property.

Ensuring Association Rules and Policies are within Reason It is also important that the association’s rules and policies are within reason. Imposing a broad ban on all types of riding activity on a rental property could open the owner or manager to legal action so it is important that property managers and owners not impose rules that can be construed as excessive. It may be acceptable to prohibit or limit the use of bikes and skateboards

Additional Resources Please refer to Form 257, Apartment Rules and Regulations, for more information.

Voices of the Industry

50 | Southern California Rental Housing Association Rental Advisor April 2022

Please consult your attorney for legal advice before implementing such rules on the rental property to ensure your policies and rules comply with state and federal laws.

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PROPERTY MANAGEMENT COMPANIES

D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202

# 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 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 Ariva Apartments | Avenue 5.................................. ....................................................... (858) 496-0400 Arrive Broadway Lofts | Trinity.. (619) 238-7147 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Bonita Woods | R.A. Snyder.....(619) 475-8384 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 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 Casavida....................................... (858) 454-8857 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 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822

E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Elite Property Management....... (619) 823-3712 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 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 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (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 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 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 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 Providence Real Estate Management Corporation................................ (760) 525-8705 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 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 April 2022 socalrha.org | 51

Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 San Terra Properties.................(858) 832-7800 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shore Management...................(858) 274-3500 Skyline Management Group, Inc............................ .............................................. (310) 246- 4750 x818 Sofi Ocean Hills | Cushman Wakefield................. .......................................................... (760) 612-9172 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768

T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Phillips Group- Property Management..... ........................................................(619) 407-8729 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 The Summit at Point Loma | Avenue 5............. ........................................................ (619) 223-1390 The Townsend | Dinerstein..... (858) 481-4808 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812

W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. ........................................................ (951) 894-2439 Vive & Vive II on the Park | Avenue 5................... ........................................................(858) 565-8483

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Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

Blueprint Equity...................................... (310) 383-6597

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 Financial Designs, Ltd........................... (858) 597-1980 SOCi, Inc. .................................................. (858) 225-4110 Zumper....................................................... (707) 330-1273

Apartment Brokerage/Sales

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

Washtek, Inc............................................(760) 735-2495

Collections

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

Construction and Remodeling

Fast Affordable Restorations................(858) 449-1277 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747 Workright Property Services Inc.......... (858) 751-6312

Construction Management

Parra Building Consultants, Inc.......................................... ..................................................................... (619) 232-1100 Southern Cross Property Consultants............................. .................................................................. (858) 395-8657

Courtesy Patrol

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

Deck Coating

General Coatings Corporation.............(858) 587-1277 Life Deck Coating Installations...........(619) 262-8600

Appliance Sales

Drawers & Drawer Pulls

Asphalt & Asphalt Maintenance

Education

Attorneys-At-Law

Electrical Contractors

R & B Wholesale Distributors, Inc... (909) 230-5400 AMS Paving, Inc...................................... (858) 880-6133 Buchalter, A Professional Corporation............................ .................................................................... (619) 929-5448 Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Ted Smith Law......................................... (619) 610-9332 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

TASORO....................................................(310) 882-9747 Grace Hill, Inc......................................... (404) 895-9570 Kennedy Electric.................................... (619) 582-6568

Emergency Service Flood/Fire

ATI Restoration, LLC............................... (619) 318-2807 BELFOR Property Restoration........... (858) 847-9886 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 J & M Keystone Restoration & Emergency Service..... ................................................................... (858) 847-9886

Employment Agency

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

The Phoenix Staffing............................ (858) 799-0665 The Liberty Group...................................(951) 744-0057

Bathroom Remodeling & Refinishing

Environmental: Asbestos/Lead/ Mold

Blinds

Evictions

Brokerage

Exterminators

Cabinet and Countertops

Financial Services

American Bathtub Refinishers............(619) 265-9200 America's Finest Carpet Company... (800) 888-1568 Doug Taber - Real Estate Broker......... (619) 483-1031 Dixieline..................................................... (619) 358-8188 TASORO....................................................(310) 882-9747

Cable Television

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

Carpet Cleaning

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Carpet Sales & Flooring

Superior Abatement Services, Inc.....(844) 583-3278 Kimball, Tirey & St. John LLP............... (619) 234-1690 Lloyd Pest Control................................. (800) 570-2847 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

A-Tech Systems..................................... (909) 444-9695 Bay Alarm................................................ (858) 209-9843 CVA Security.............................................. (619) 585-9111 Standard Electronics.............................(619) 596-9950 Symons Fire Protection........................ (619) 588-6364 Time and Alarm Systems....................... (951) 685-1761

America's Finest Carpet Company....(800) 888-1568 J & C Carpet Company.......................... (619) 498-1424 KJ Carpet Wholesale.............................(909) 455-0180 Sid's Carpet Barn, Inc.............................(619) 477-7000

Fitness Equipment & Sales

Cleaning & Janitorial Services

Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 TASORO....................................................(310) 882-9747

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 SD Construction Cleaning & Janitorial LLC.................... ...................................................................... (619) 534-1189

Coin-Operated Laundry Equipment

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234

Advanced Exercise ..............................(858) 205-5800 Opti-Fit...................................................... (888) 601-4350

Floor Coverings

Furniture Rentals

Cort Furniture Rental............................(858) 549-0800

General Contractors

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

Heating & Air Conditioning

Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Insurance

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 LeaseLock................................................(310) 906-2900 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100 State Farm Insurance Kathy Jurgensen.......................... .................................................................... (619) 847-8306

Interior Finishes

TASORO....................................................(310) 882-9747

Internet Advertising Service

Apartments.com................................... (888) 658-7368 ICF.............................................................. (703) 218-2652 Rapidsoft Solutions................................ (619) 752-4929

Internet Service Provider

Cox ........................................................... (858) 836-7582 Dish Fiber.................................................. (951) 201-3544 Quantum Fiber........................................ (360) 931-9864

Janitorial Services

DAPA Services, Inc.................................(619) 221-9292 Professional Maintenance Systems, Inc.......................... ..................................................................... (619 ) 276-1150

Kitchen Remodeling

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

Landscape Maintenance & Service

LaBahn's Landscaping............................ (619) 579-9151 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 Pacific Green Landscape, Inc..............(619) 390-9962

Leak Detection

Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Lenders

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

Lighting

TASORO....................................................(310) 882-9747

Maintenance & Repair

A & PM, Inc............................................. (858) 722-5953 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116 Pacific InterWest Building Consultants............................ ................................................................. (925) 939-5500

Maintenance Supply

HD Supply................................................ (760) 809-1470

Market Research

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

Paint Manufacturers & Supplies

Dunn-Edwards Corporation ★●▲....... (619) 884-3866

Painting

General Coatings Corporation.............(858) 857-1277 Pro-Tech Painting Company..............(858) 527-0200

Parking Enforcement

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

Parking Management Software

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

April 2022 socalrha.org | 53

Paving Maintenance

Submetering / Billing Services

Pest Control

Telephone Services

AMS Paving, Inc...................................... (858) 880-6133 Eagle Paving.......................................... (858) 486-6400 ATCO Pest Control................................ (415) 898-2282 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

Plumbing

Workright Property Services Inc.......... (858) 751-6312

Property Management

Rowland Realty...................................... (619) 540-2727 Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Intersolutions........................................... (619) 804-2554 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

Property Management Software

AppFolio.................................................. (866) 648-1536 HappyCo...................................................(888) 666-1855 Yardi Systems...................................... (805) 699-2040

Ratio Utility Billing Systems

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

Real Estate

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027 Cox............................................................ (858) 836-7582

Tenant Screening

CIC............................................................. (800) 288-4757 KCB Screening LLC................................(844) 217-5633

Towing Services

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

Trauma Scene Clean Up

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

Tree Services

Four Seasons Tree Care.......................(760) 705-7751

Water Conservation

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

Water Damage Restoration

Hometown Restoration........................ (858) 663-8330 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Restoration Management Company.. (858) 935-1170 SERVPRO of Sorrento Valley............. (575) 420-3885

ACI Apartments...................................... (619) 299-3000 Voit Real Estate Services................... (858) 453-0505

Waterproofing

Renovations & Remodeling

Windows

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747

General Coatings Corporation.............(858) 857-1277 Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080

Renters Insurance

Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368

Reputation Management

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

Resident Retention

SatisFacts Research............................. (866) 655-1490 uShipIT dba ShipMagic............................. (415) 417-7711

Resident Surveys

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

Roofing

A-1 All American Roofing Company.... (858) 537-5177 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Guardian Roofs Energy Solutions........(714) 633-3619 Sully-Jones Roofing..................................(800) 611-3110

Security Guard Patrol

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

City Wide Protection Services, Inc..... (619) 938-2333 Security First............................................ (619) 243-3992

Security Services

Bald Eagle Security Services, Inc........(619)230-0022 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694 Signal 88................................................... (877) 779-7980

Seismic Retrofit

Optimum Seismic..................................(323) 605-0000

Sewer & Drain Line Video

Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Smart Technology

ADT Smart Communities........................(714) 858-1344

54 | Southern California Rental Housing Association Rental Advisor April 2022

SCHOLARSHIP PROGRAM Support leaders in rental housing by contributing to our Rental Housing Scholarship program. Your donation to the Rental Housing Scholarship is an investment in the future of our industry. DONATE AT 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 2022 socalrha.org | 55

ADVERTISER Index 1031 Exchange 17 1031 Capital Solutions (800) 445-5908

Real Estate Management 18 Griswold Real Estate Management (858) 597-6100

Advertising & Marketing 12 Financial Designs, Ltd. (858) 597-1980

Resident Screening 33 CIC Resident Screening (800) 288-4757 25 ApplyConnect (800) 288-4757

Bathroom Remodeling 6 American Bathtub Refinishers (619) 265-9200 Deck Coatings & Waterproofing 24 Life Deck Coating Installations (619) 262-8600 Electrical Contractors 36 Kennedy Electric (619) 464-6568 Laundry Room Services 11 Wash (800) 777-1484 Property Management Software 26 Yardi (800) 866-1144

Supplies 27 HD Supply (800) 431-3000 Towing 24 Western Towing (619) 297-8697 Utility Billing System 20 Livable (877) 789-6027 Windows 31 Newman Replacement Windows (760) 764-4553

Answers to Word Search on page 22.

ADVERTISE: Call the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, specifications, and print deadlines. 56 | Southern California Rental Housing Association Rental Advisor April 2022

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