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RentalOwner Magazine

April 2018

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Inside this issue:

The New Depreciation Rules for Tax Basic Estate Planning for Apartments Owners Late Fees Result in a Lawsuit?

SDCAA 5675 Ruffin Road, Suite 310 San Diego, CA 92123

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The Fair Housing Act 50 Years of Opening Doors Use an SDCAA member first! For a list of SDCAA supplier members turn to page 53.


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Contents page 7

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Keep Your Money, How to Take Advantage of The New Depreciation Rules for Tax The author covers the new rules for rental property owners and what you should know about depreciating property under the new rules.

21

Basic Estate Planning for Apartments Complex Owners Trusts are very useful tools for everyone who owns real estate, owns their own business and/or anyone with a modest sized estate. Multifamily Properties

39

Earth Day San Diego 2018 Share this article with your residents and staff about how they can help celebrate Earth Day on April 22 and help the environment at the same time.

46

Could Your Late Fees Result in a Lawsuit? Attorney Mark Feinberg reviews late fees do’s and don’ts, and lawsuits that have occurred as a result of high and unfair late fees.

49

Celebrating 50 years of Fair Housing Providing equal opportunity housing for everyone are the basic guidelines established under the Fair housing Act.

Thank you to our ASAP Member Partners:

page 21

Inside

your association 24 25 26 27 28 29 32 33 34 51 53 56

Education Calendar Fair Housing Lead RRP Class Tips and Trick of Property Management Maintenance Series CAM Certification Education Conference & EXPO Lease-A-Palooza Honor Roll/Welcome New Members Property Managers Directory Supplier Quick list Directory Advertiser Index

Columns

3 President’s Message 4 Executive Director's Message 11 Local Legislative Update 15 State Legislative Update 17 RHC Legislative Update 43 SDCAA Travel Program


SDCAA Officers

President Christian Davis, Pinnacle Property Management Services President Elect Scott Cook, CPM, Sperry Van Ness Asset Advisory Group Vice President Kendra Morris Bork, Cambridge Management Group, Inc. Secretary Lucinda Lilley, FBS Property, AMO

RentalOwner Magazine Magazine Staff Publisher Alan Pentico, CAE, Executive Director Advertising Olivia Galvez, Director of Operations Design & Layout Marc Shanahan SDCAA Editorial Advisory Board Melissa Deen, Sunrise Management Company, AMO-Chair Melissa DeMarco, FBS Property, AMO-Vice Chair Susan Adams, Plumber Tom Shelly Croft, F & F Management

Treasurer Nicole Lawhon, ForRent.com Legislative Steering Committee Chair John Modlin, Independent Owner Immediate Past President Christine La Marca, The Kevane Company Inc.

SDCAA Directors

Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company AMO Robin Duma, HG Fenton Company Mark Feinberg, Heinz & Feinberg and Law Offices of Richard C. Alter Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. Lucinda Lilley, CPM, FBS Property, AMO Jay Lopeman, BG Multifamily Gail Miller, Lincoln Military Housing John Modlin, Independent Owner Rick Snyder, RA Snyder Athan Ranglas, R & V Management Corporation Kurt Sullivan, Douglas Allred Craige Walker, Independent Owner​

RentalOwner Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at 858.278.8070 or visit www.sdcaa.com Advertisers - These firms are as anxious to please you as you are to patronize them. 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.

SDCAA Staff

Alan Pentico, CAE Executive Director apentico@sdcaa.com 858.751.2213

SDCAA Advisor

Olivia Galvez Director of Business Operations/Operational Advice ogalvez@sdcaa.com 858.751.2217

SDCAA Committee Chairs

Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@sdcaa.com 858.751.2200

Linda Morris, ARM, Cambridge Management Group, Inc.

Melissa De Marco, FBS Property, AMO Robert Preciado, City Wide Protection Services Inc. Stacy Wells, R & V Management

Honorary Life Advisor G. Wesley Harker

Mike Nagy Public Affairs Manager mnagy@sdcaa.com 858.751.2214 Kelly Puppione Education Manager kpuppione@sdcaa.com 858.751.2209 Kim Zebroski Membership Representative kzebroski@sdcaa.com 858.751.2220

Our Address

5675 Ruffin Road, Suite 310, San Diego, CA 92123 SDCAA Office San Diego: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 sdcaa.com

Marlen Descargar Events/Admin Assistant mdescargar@sdcaa.com 858-751-2219


Christian Davis

Pinnacle Property Management Services

2018 SDCAA President

A

pril is Fair Housing month, its origin dates back to the enactment of the federal Fair Housing Act of 1968. The Fair Housing Act essentially makes housing a constitutional right for all Americans – and rightfully so, all people regardless of their background, belief, and persuasion should have the same and equal right to housing. But, the housing stock must be available to ensure that individuals and families get that opportunity, and we must move beyond the mindset that punitive actions be taken on one group in order to benefit another. Legislators are finally focusing on policies that stimulate and encourage more housing production – which is the true nature of the problem. They now acknowledge that decades of expensive and onerous land use regulations, administrative delays, and litigation has created multiple housing crises during California’s recent history. Last year, legislators and the governor enacted a bill package of addressing the housing crisis with the promise they will continue to do more to increase housing production. This legislative session, the SDCAA already has reviewed hundreds of bills – some we support, and some we will work with legislators to make better, and some bills that need to be defeated. Several state bills were introduced this session that would make it more difficult and expensive for landlords to manage their properties, especially smaller, independent landlords. While certain legislators believe these bills will provide tenants more protections, what will likely happen as it typically does is force more “Mom and Pop” landlords out of the industry, hurt housing production, and push rental rates higher on existing tenants. For example, there are three bills the SDCAA strongly opposes and will work hard to defeat. • AB 2925 (Bonta) would create a statewide ‘Just Cause Eviction” policy, meaning all landlords in CA

would have to provide a specific reason why they are evicting a tenant. • AB 1870 (Reyes) extends the time limit an employee or tenant can file an employment or fair housing complaint from one year to three years. • AB 2343 (Chiu) would require landlords to provide a 10-day pay or quit notice, and extends the time a tenant can respond to a summons notice to 14 days. The SDCAA has or will be taking positions on dozens of other bills as it does every year. I urge all members to sign up to receive SDCAA e-newsletters and legislative updates, and members can do this by visiting the SDCAA website. Don’t forget there’s an ongoing effort to place a statewide initiative on the November 2018 ballot that would repeal Costa-Hawkins – Please do not sign the petition for the “Affordable Housing Act,” and tell your family, friends, colleagues, and neighbors not to sign this petition. These proposals represent the divide that prevents all of us from reaching our goal of creating housing that is more affordable and more housing for Californians who need it. These proposals will not make housing more affordable or increase the supply of housing which we desperately need. Going back to the concept of equal treatment of housing, it is unfortunate that landlords and tenants are treated unequally. Still, some legislators and groups view landlords as a part of the problem, and not part of the solution. CA will never resolve this and future affordability housing crises with the mindset that landlords need to be punished to protect tenants. We all want equal access to housing and that is why we need your time and your voice to educate groups and decisionmakers that we must work together to solve the current housing affordability crisis, and avert future ones. If you would like to help the SDCAA but don’t know where to start, just contact the SDCAA, or visit www.sdcaa.com and we will assist you. April 2018 RentalOwner | 3


Alan Pentico, CAE From the SDCAA Executive Director Brushing up on Knowledge

W

hat comes to mind when you think of Fair Housing? Do you think of the Fair Housing Act that became law in 1968? Do you think of all the protected classes covered under the law? Do you cringe and shrug your shoulders when you think about it? Do you even think about Fair Housing? April is Fair Housing month and we all need to be reminded that Fair Housing is a constitutional right we should take very seriously. Fair housing should be in the mind of every property owner, manager, business and employee in the rental housing industry. While 99.9 percent of rental housing professionals act accordingly with the rules and laws that govern our industry, it only takes one or two examples to stigmatize our industry as affluent, greedy, unscrupulous landlords who don’t care about their tenants. Use April as an opportunity to debunk that stereotype and share with others that rental industry plays a vital role in the economy and community. What we don’t do enough is talk about what we are doing right, and reject those are doing wrong. Let’s face it, landlords have an image problem, especially now with CA’s severe housing affordability crisis and rising rents. Instead of having a constructive dialogue on how to

4 | RentalOwner April 2018

build more housing, we will have to fight bills that adversely affect our industry. SDCAA President Christian Davis in his message mentions Just Cause Evictions (AB 2925), and changes to existing laws concerning unlawful detainers (AB 2343) and filing housing and employment complaints (AB 1870). But, SDCAA members also should be aware of other legislation that would increase your water bill to pay for polluted drinking water (SB 623), levy taxes on services (SB 993), and require landlords to receive training and certification (AB 2618). Rent control supporters are still collecting signatures for an initiative to repeal CostaHawkins. Members can track the legislation being closely monitored by the SDCAA on the Advocacy Center webpage on the SDCAA website. On April 24, the SDCAA is having its Rent ControlLegislative Housing Update at the North Inland Live Well Center in Escondido, registration is available in our Calendar of Events webpage– a must attend for any property owner and manager in North County San Diego. Members should be proud of that our industry gives people a place to call home. Please share with those you associate with outside of the rental housing industry about what we’re doing right and let them know that repealing

Costa-Hawkins and imposing more regulations on rental housing could affect their job and industry too. I hope you participated in the Education Conference and EXPO, and I hope you will participate in the NAA’s Apartmentalize in San Diego, June 13-16. These events embody what rental housing is all about – education, advocacy, and getting to know people in your industry. Please visit the SDCAA website at www.sdcaa. com or contact us if you have any questions. Contact us

Please contact us or visit our website if you need assistance. We always look forward to your feedback on SDCAA products, seminars, and services. The SDCAA is always looking for member volunteers, it’s another great option to expend your network, meet rental housing professionals and learn about what the SDCAA does. I encourage all of our members to join one of our volunteer committees and volunteer your time for our many events. Call us or visit our homepage at sdcaa.com if you have questions.


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How to

Take Advantage of the New Depreciation Rules for Tax

We all know that we can depreciate our rental properties, but is your tax professional doing it correctly (i.e., getting you the maximum depreciation and expense deduction that you can)? I have found that in many cases they do not. In the last few years, the depreciation rules have changed and mostly to the benefit of the taxpayer. Two laws, the revised Repair and Maintenance Regulations and now, the Tax Cuts and Jobs Act, has made it advantageous to rental owners, who in essence, can lower their current year taxes. We buy rental properties for many reasons and any cash flow analysis needs to include the tax

savings. Traditionally, purchasing an apartment for say, $1,000,000, the taxpayer would carve out the land, say 30%, or $300,000 of our example, and then depreciate the balance of $700,000 over 27.5 years.

27.5 years is a long time, but there are ways to shorten it. One of which is to make use of cost segregation studies that many of you are familiar with. Using our example above, the taxpayer can take the $700,000 building portion above and carve out what we call “personal property” and “land improvements” and can accelerate the depreciation amount on the “segregated” part to 5 years and 15 years respectively. Personal

property represents shorter lived assets that are not part of the building structure, such as fixtures, carpeting, drapes, kitchen cabinetry, etc. Land improvements consist of sidewalks, parking lots, lighting, swimming pools, block walls, fencing, etc. Accelerating these non-cash attributes can in some cases reduce the taxpayer’s current income and save real tax dollars. Great, you say, but what if I didn’t do this, what good is telling me now? Well, back in 2012 the IRS put into place new Repair and Maintenance Regulations that benefits the real estate industry. One of the provisions of these regulations is that you can go April 2018 RentalOwner | 7


back in time to your original acquisition, do a cost segregation study, and catch up the lost depreciation in the current year. So, usually in the first few years of a rental property, it does not show positive net income, but over time it will as rental income steadily increases and other expenses will decrease. You may now be making a good profit and now have to pay tax every year. Doing the catch-up cost segregation study can help you greatly in the current year if you find yourself in a taxable situation. Another important provision in the Repair and Maintenance Regulations that changed is when you upgrade your property. Let’s take the classic example, the roof, an asset that is required to be capitalized. If you replace

your roof, you need to capitalize the new roof over the 27.5-year period. But wait, when you purchased the apartment, it came with a roof that you are depreciating over 27.5 years. So, under the old law you were depreciating two roofs at the same time! The new law changed that. Now you can write off the undepreciated balance of the old roof in the year you replace it, gathering an expense to offset your taxes that could pay for most of the new roof. Now, I have a real kicker for you. The recently enacted tax bill that you have all heard about on the news has a huge tax break in it for real estate rental owners that is in the fine print and not talked about by the media.

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The Tax Cuts and Jobs Act reinstituted the 100% Bonus Depreciation rule. Big deal, you say we have had this before. In it, for example, if you purchased a new refrigerator or other items for your rental, then you could immediately expense the bonus depreciation portion for tax purposes in the year of purchase. But, this only worked on newly purchased

property where the taxpayer is the original user; used property did not qualify for bonus depreciation. So, if you purchased an apartment complex, and even if you did a cost segregation study to identify the 5-year and 15-year property to shorten the depreciable life, it was ineligible for bonus depreciation. BUT THIS HAS CHANGED UNDER THE NEW LAW! Used property will now qualify, as long as it is the taxpayer’s first use of the property and it was not purchased from a related party. So that means if you acquire a rental property, and you do a cost segregation study on your acquisition, that all of the 5-year to 15-year assets will qualify for 100% bonus depreciation and can be expensed in the year of acquisition. AND THIS DEAL GETS EVEN BETTER! Almost all of the provisions of the Tax Cuts and Jobs Act are effective as of January 1, 2018. However, on the 100% Bonus Depreciation rules, Congress made the effective date retroactive back to any property acquired after September 27, 2017! If you view the entire 27.5-year tax life of your rental property, the total deduction for depreciation will be the same. All of these provisions in the law, however, provide ways for accelerating the deductions to improve your current cash flow (net of tax), which in the minds of some real estate investors, allows them to buy more properties. It is generally beneficial to defer taxes as long as possible. Hopefully, your tax professional has been in contact with you to explain the new laws. By consulting with


your professional tax advisor, you should create an individual plan that works best for you in your particular situation. Summary of Tax Savings Ideas for Apartment Owners: 1. Do a cost segregation study to identify 5-year to 15-year property to accelerate depreciation. 2. On properties owned for several years do a “catch-up� of depreciation in the current year. 3. When upgrading properties, do a Repair & Maintenance study to write off the undepreciated portion of your assets. 4.On acquisitions of new properties, take advantage of the new 100% bonus depreciation rules.

About the Author: Michael Hartnett, M.S., CPA, is a founding partner of Encore Partners LLP, Certified Public Accountants, specializing in professional services to the real estate industry, including developers and investors. Michael is formally from the Real Estate Group of Ernst & Young LLP.

April 2018 RentalOwner | 9


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Local

LegislativeUpdate

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San Diego adopts code changes to encourage housing production

Last month, the San Diego City Council adopted new building code changes and new policies intended to stimulate the production of supportive, low- and middle-income housing. On a 7-1 vote, the City Council supported 46 policy and code changes to the 11th update of the city’s Land Development Code. The changes include: • Making it easier to build more live/work developments so professionals can live and conduct business in the same unit. • Easing parking requirements for developments located near transit centers. • Changing ground-floor height limits which would allow the construction of three-story buildings in areas not currently allowed. • Loosen certain requirements to the city’s Density Bonus Plan making it easier for developers to build so-called “micro” units for homeless, seniors, foster youth, and disabled veterans. • Increase the city’s inclusionary requirement

requiring developers to set aside as much as 25 percent of a project’s unit total for subsidized affordable units.

The City Council’s actions to coincide with prohousing policies adopted by the council in the past year, such as easing regulations for Accessory Dwelling Units, amending the city’s Density Bonus Regulations, streamlining environmental reviews for certain development projects, and supporting AB 2372 authored by San Diego Assembly Member Todd Gloria which would increase incentives for workforce and affordable housing projects built near transit corridors. However, the council’s action did not make all participants happy. Councilmember David Alvarez voted no against the motion contending the city must do more to accelerate housing production. Several members of the public unhappy with the changes say building more dense housing will increase traffic, overcrowd schools, and cause parking problems.

April 2018 RentalOwner | 11


Despite the criticism about approving more housing, Mayor Faulconer and the City Council have repeatedly said the city must adopt more pro-housing policies and will consider more policies in the coming months. The city council announced that it will hold another affordable housing forum this June. The SDCAA believes California’s affordability crisis is the result of decades of state and local regulations that deter and delay housing production, so the SDCAA believes the state and local governments must quickly adopt policies and legislation that help increase supply in California and in the Southern California Region.

SDCAA Members Share Industry Concerns

with California Senate Minority Leader Pat Bates

On Friday, March 2, SDCAA members had the unique opportunity to engage in an informal discussion with Senator Pat Bates who represents the 36th Senate District, which runs from the North County Coastal area of San Diego to Orange County. The Senator joined us at H.G. Fenton’s Seagate Community in Carlsbad to chat about housing, business issues, taxes, and other issues that have been at the forefront in Sacramento. H.G. Fenton Company Executive Vice President of Residential Asset Management, Carroll Whaler, started off by welcoming the Senator and attendees to their beautiful community and thanking

the Senator for her support of our issues over the years. 2018 SDCAA President Christian Davis (Pinnacle Property Management Services) then kicked off the discussion with brief comments on the challenges the rental housing industry is facing this year, such as a repeal of Costa-Hawkins and proposals to alter the current eviction process. SDCAA members shared their concerns with an increasingly regulated environment that makes it more difficult to do business while driving the cost of doing business higher, sometimes having the net effect of driving rents up. SDCAA staff shared several bills of concern including AB 2423 (Chiu) that would extend the time periods that tenants have to comply with notices. Specifically, AB 2423 would change a 3-day to

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Pay or Quit to a 10-day, while also requiring a 5-day to Perform or Quit be served, and increasing the time a tenant has to respond to an Unlawful Detainer from 5 days to 14 days. Also, discussed were AB 2925 (Bonta) which calls for “Just Cause” evictions statewide, meaning landlords may only evict or terminate tenancy under specific circumstances, and AB 1870 (Reyes), which would extend the time period an employee or tenant can file a complaint against a landlord or employer with the CA Department of Fair Employment and Housing from one year to three years. Senator Bates listened to concerns shared by the members in attendance and acknowledged that addressing the housing crisis is paramount and that it will continue to be one of the most pressing issues before the

Legislature. She understands the delicate balance between addressing affordability without piling costly regulations on top of what is an already expensive and time-consuming process. She also offered suggestions on how rental housing industry members can better make their voices heard in the halls of government by participating more in grassroots efforts of the association and industry, including making phone calls and showing up in Sacramento as a united group. SDCAA would like to thank the Senator for taking the time out of her busy schedule to join us. A special thank you to H.G. Fenton Company, Carroll Whaler, and Robin Duma and her staff at Seagate for hosting the event and providing Senator Bates with a tour of their property.

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San Diego City Council approves Pacific Village project

Last month, the San Diego City Council approved the 600-unit Pacific Village, the project is located in Rancho PeĂąasquitos, and is the current site of the 322unit affordable complex called PQ Village. The developer will demolish all existing units to build new apartments and condominiums. The project will have 324 marketrate condominiums and 276 for-rent apartment dwelling units. The project also includes 60 apartment units reserved for subsidized low-income, and the developer will provide another 55 subsidized apartments in other housing projects located close by. The Pacific Village proposal

14 | RentalOwner April 2018

became very controversial because it would displace all tenants, all who rely on housing subsidies. San Diego Organizing Project, PQ Village tenants, and other groups protested the project after tenants complained they would be unable to find another place to live without major assistance. After months of discussions, the developer agreed to set aside 115 units for affordable subsidized units. The displaced residents also would receive financial assistance for moving expenses, and some would even receive payments for deposits for their next home. What makes the project’s approval so unique is the developer met with stakeholders and agreed to provide the assistance to the tenants. Some speculate more developers in future projects may use a similar approach in aiding

displaced tenants. SDCAA staff attended the council hearing in support of the project because it would add more housing units, for-market and subsidized units, to the region. The SDCAA believes the key to solving California’s housing affordability crisis is increasing the supply of all types of housing at all price levels. In an effort to promote responsibility when considering rent adjustments, the SDCAA has developed a resource guide, the "Rent Adjustment kit." For a free copy please contact the SDCAA at info@sdcaa.com


California

CAPITOL NEWS T

Aaron Read & Associates

he Legislature is in full swing and bills are starting to be heard in policy committees. As you recall, the Legislature passed, and the Governor signed 15-housing related bills sent to him in 2017. One would think that this would be enough and that, before moving forward on any more draconian housing legislation, the 2017 bills would be given a chance to work. Nope! We have seen a slew of housing related bills introduced in 2018 and some, well, some SDCAA just doesn’t like. While we have reported on those in the past couple of articles, I thought we could focus on several bills that address CEQA, a landuse law is intended to protect the environment that is often used to hinder development of all kinds, including housing. The California Environmental Quality Act (CEQA) is a California statute passed in 1970 shortly after the United States federal government passed the National Environmental Policy Act (NEPA), to institute a statewide policy

of environmental protection. The CEQA statute, California Public Resources Code § 21000 et seq., codifies a statewide policy of environmental protection. According to CEQA, all state and local agencies must give major consideration to environmental protection in regulating public and private activities, and should not approve projects for which there exist feasible and environmentally superior mitigation measures or alternatives. To that end, several bills have been introduced to amend California’s CEQA statute as it pertains to how it is applied to housing projects. AB 1804 (Berman) CEQA has an exemption for infill development projects in cities. AB 1804 would expand the existing categorical infill exemption within CEQA that applies to cities and extend it to residential or mixed-use housing projects in unincorporated areas as long as they meet the exemption criteria cities have to meet.

SB 1340 (Glazer) Gives courts 270 days to rule on lawsuits that challenge housing projects. The purpose of the bill is to speedup the judicial process and get much-needed development started sooner. The bill would also prohibit the court, in an action or proceeding brought alleging a violation of CEQA, from staying or enjoining the siting, construction, or operation of a housing project. SB 1341 (Glazer) The bill is a spot bill with the intent to bring greater transparency to CEQAbased litigation. At present, plaintiffs can file CEQA lawsuits anonymously. Under SB 1341, parties would have to disclose their identities. The bill would also prohibit duplicative CEQA lawsuits, protecting individual projects from being litigated against multiple times. AB 2846 (Melendez) – This is another bill that seeks to change the way CEQA lawsuits are handled. Under AB 2846 a judge hearing a CEQA case could only halt construction on

April 2018 RentalOwner | 15


a housing project under certain circumstances. They include: situations that pose an immanent threat to public health and safety, or when the work jeopardizes important archaeological material.

Aaron Read & Associates

Candidates for Governor On March 8, 2018 the six candidates running for Governor of California met and discussed the need for more housing at the annual Housing California conference and while they did not all agree on the solutions, they all agreed that it's too hard to build new homes in California and offered wide ranging solutions to rein in exploding housing costs and rising homelessness. The Democratic candidates are supporting a $4 billion housing bond on the 2018 ballot, however both State Treasurer John Chiang and former Los Angles Mayor Antonio Villaraigosa are proposing an additional bond that would add six to nine billion dollars more. At the same time, Lt. Governor and former San Francisco mayor Gavin Newsom suggested that more drastic steps might have to be taken against cities that don’t follow their general plans to provide more affordable housing units. The two Republican candidates Travis Allen and John Cox said

16 | RentalOwner April 2018

Aaron Read

Terrance McHale

Jennifer Tannehill

the key is to reduce red tape and environmental regulations to avoid lawsuits that delay building projects rather than rely on government subsidies. One interesting note, there are some tenants’ rights groups, and others, pushing for the repeal of Costa-Hawkins. When asked what they thought, some of the candidates had some interesting responses… Delaine Eastin endorses repeal, Villaraigosa and Newsome danced around the issue. Villaraigosa said, “he would use the threat of repealing CostaHawkins as “a bargaining chip”

Pat Moran

to compel developers to include more affordable units in their developments.” Newsom punted and said, “he would hope to find some common ground.” Chiang said that he supports “reform,” and the “we have to stop the bad actors” One thing is for sure, no matter who wins in November, the new governor will have to deal with California’s housing crisis and will have to make some very difficult political decisions.


Rental Housing Coalition Local Legislative Update

Palm Springs to vote on June 5 referendum restricting short-term vacation rentals

On June 5, Palm Spring voters will decide if more restrictions should be imposed on vacation rentals operating in the city. The Palm Springs City Council on February 21 voted to place a referendum authored by the Palm Springs Neighbors for Neighborhoods on the June 5 ballot. The vote follows the City Council’s decision in January to direct city staff to conduct an economic impact study on the proposed ordinance. If approved by voters, the ordinance would ban all vacation rentals in residential neighborhoods to rent for less than 28 days unless the property is

occupied by the owner at the time the unit is being rented.

At the February hearing, the consultants revealed the analysis of its economic impact report. The report showed that the ordinance would affect 75 percent of the 1,986 vacation rentals registered with the city that are located in residential neighborhoods. The data showed there were 467,000 visits that used homesharing or vacation rentals last year. If the ordinance is approved, Palm Springs would lose $199 million in economic activity, lose $9.6 million in tax revenue per year, and lose as many as 1,200 jobs across multiple sectors of the economy. Those in favor of the proposed

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ordinance criticized the report for not taking into account the economic impact of those units being long-term rentals or occupied by a homeowner living in the unit. Critics also added the impact report did not account for the decrease in economic activity due to the lower quality of life brought on by nuisance vacation rentals. The question is how effective and enforceable will the ordinance be if it is voted into law. The Agua Caliente Band of Cahuilla Indians have already said they will not comply with the ordinance even if it is approved. According to the City of Palm Springs, approximately 770 vacation rentals are located on tribal lands. Half of Palm Springs belongs to the Agua Caliente Tribe in a checkered April 2018 RentalOwner | 17


patchwork of properties – with properties under the jurisdiction of Palm Springs, and others under control by the tribe or its members. Agua Caliente believes the referendum is too onerous and it would interfere with their tribal members’ property rights, and as a sovereign nation it does not have to comply with the proposed ordinance.

There’s also the issue of enforceability. Currently, the city’s Vacation Rental Compliance Department enforces and administers the city’s existing vacation rental ordinances. If the ordinance takes effect, the department would eventually cease to exist because it would lose revenue from the permits and penalties it collects from vacation

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rentals. Ultimately, the city’s police department would have to respond to complaint calls. How would police respond to complaint calls coming from rentals located on tribal land? The city council still must consider if it will write opposing arguments to the ordinance. Supporters of the ordinance complain the city council is partially against the ordinance. The SDCAA will provide more updates.

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Basic Estate Planning for Apartment Complex Owners

By Matt Deen, Esq., Partner at Black + Deen, LLP Simply put, estate planning is the process of putting your personal and financial affairs in order. The goals are generally to maximize enjoyment of your assets during your lifetime and the beneficiaries’ enjoyment of the assets after your death. We could dive quite deeply into the subject of estate planning for apartment complex owners; however, the goal of this article is to provide a brief introduction to the basics of estate planning. For our purposes, we will focus on a hypothetical small apartment complex owner and how a living trust would help achieve their goals.

Hypothetical Married Couple Let’s assume Mary and Juan are married and both U.S. citizens. They have two adult children: Rose and Junior. They own a 6 unit apartment complex in University Heights worth $1.8 million. The apartment complex was acquired by and is titled in the name of a limited liability company (hereinafter, the “LLC”) that Mary and Juan 100% own. In addition to the apartment complex owned by their LLC, Mary and Juan also own a personal residence worth $850,000, taxable investment accounts totaling $1 million,

and $250,000 in cash savings and checking. Mary and Juan make an appointment to meet with an estate planning attorney. When meeting with the estate planning attorney, they make it clear that they want each of their children to receive an equal share of whatever is left at the time the surviving spouse dies. Although they plan to thoroughly enjoy retirement, they want to ensure that the maximum amount goes equally to Rose and Junior as quickly as possible after the death of the surviving spouse. April 2018 RentalOwner | 21


Avoid Probate Whenever Possible Because Mary and Juan own real property, own their own business and have over $150,000 in personal

property (e.g. their investment account and cash savings), they should create a living trust and fund it by transferring all of the assets described above. By using a living trust, they will avoid probate. Probate is the court supervised process of administering an estate to ensure that creditors are paid and beneficiaries receive their share of the estate. The problems with probate are primarily the cost and time to complete the administration. For these reasons, avoiding probate is a primary goal of everyone doing estate planning.

Pursuant to Probate Code §§10800 and 10810, the personal representative (the person appointed to administer the probate estate) and the attorney for the personal representative are each entitled to statutory fees for their ordinary services equal to 4% of the first $100,000, plus 3% of the next $100,000, plus 2% of the next $800,000, plus 1% of the next $9,000,000, 0.5% of the next $15,000,000 and an amount determined by the court for estates above $25,000,000. For the probate administration of our hypothetical couple, the total statutory fee would be $52,000 for the personal representative and $52,000 for the attorney. $104,000 for a very straightforward probate administration. An administration of a living trust with the same assets would be a tiny fraction of the cost of the probate administration. The other problem with probate in San Diego County is the amount of time that it takes to complete. Our court system in California has endured severe budget cuts in recent years. These budget cuts have caused courthouse branches to close, court rooms to be eliminated, and staff laid off. These budget cuts have dramatically backed up the probate court’s calendar. The end result is that it is nearly impossible to complete a probate administration in less than a year (even if everything goes right). The administration of a trust with the same assets would be completed in just a few months. Funding the Trust After the trust is formed, Mary and Juan will need to transfer their

22 | RentalOwner April 2018


assets to the trust. A trust cannot exist without trust assets and failing to transfer their assets to the trust may defeat the purpose of having the trust in the first place. Instead of deeding the apartment complex from the LLC to the trust, Mary and Juan should transfer their 100% membership interest in the LLC to the trust so that now the trust is the 100% owner of the LLC. Quick side note about using LLCs to own rental real estate. By holding title in an LLC, the liability is contained within that LLC. This means that if someone sues, they will have to sue the LLC and the only asset that the plaintiff could ever recover is the asset(s) in that LLC (assuming the LLC is properly structured and managed). That plaintiff would never be able to get your personal residence or savings because those assets are not owned by the LLC. Transferring the LLC to the trust typically requires a one page Assignment of Membership Interest and a new Membership Interest Certificate.

Conclusion Trusts are not just for the Rockefellers of the world. Trust are very useful tools for everyone who owns real estate, owns their own business and/or anyone with a modest sized estate. Accordingly, apartment complex owners would be wise to engage a competent estate planning attorney to put together a basic estate plan focused around a revocable living trust in order to avoid probate and maximize the assets left for their beneficiaries. Matt Deen is a partner at Black + Deen, LLP, a client-focus boutique firm located in San Diego, California. His practice focuses on estate planning and advising businesses and their owners on all matters. He can be reached at (619) 993-8873 or at matt@ blackdeenlaw.com.

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Transferring their personal residence to the trust would be done by executing a Quitclaim Deed to change title on the property from Mary and Juan, as Husband and Wife (for example) to Mary and Juan, as trustees of their trust. These real property transfers are exempt from property tax reassessment. Taxable investment accounts and bank checking and savings accounts can be retitled in the name of the trust by contacting the applicable financial institutions and providing them a copy of your trust.

April 2018 RentalOwner | 23


Education Events & SDCAA

2018

April

April 3 Maintenance 101: Kitchen Appliance Repair + Refrigerator!

April 17 44th Annual Rental Housing Education Conference & EXPO IROC Fair Housing

May

5/1-5/4 & 5/21-5/25 CAMT: Certified Apartment Maintenance Technician 05/08/2018: Lead Renovation, Repair & Painting Certification (RRP) IROC- Notices

June

06/05/2018- Maintenance 101: Make Ready & Safety on Site 06/13/2018-06/16/2018: NAA’s Apartmentalize Conference 06/11/2018-06/13/2018: CAPS-Certified Apartment Portfolio Supervisor 06/11/2018-06/13/2018 NALP- National Apartment Leasing Professional Fair Housing 2-Part Series Class Legend Coding: Owners Property Managers

July

IROC- Ask an Attorney

August

08/07/2018: Maintenance 101: HeatingGas & Electric & Water Heater- Gas & Electric 08/28/2018: Lead Renovation, Repair & Painting Certification (RRP) Fair Housing 2-Part Series

September

November

SDCAA’s 25th Annual Mark of Excellence Awards IROC- Legislative Update

December

SDCAA’s Annual Open House

Many more to be announced! * Event date and time are subject to change.

09/27/2018: SDCAA’s Annual Charity Golf Classic

October

10/09/2018- Air Conditioning Mechanical & Electrical

Executives Leasing

calendar Maintenance Suppliers

24 | RentalOwner April 2018


Registration Form

Courses may be taken as part of the series or as stand-alone classes

Location:

Maintenance Series Registration  Register me for the full series of maintenance courses (5% savings). - $237.50

SDCAA 5675 Ruffin Rd. Ste 310 San Diego, CA 92123

Lunch Break:

 Individual Course Registration  Electrical Fundamentals/Plumbing Fundamentals

12:30 pm -1:30 pm *Lunch is not provided Café/Deli onsite

Date: 02-06-18 Time: 8:30-3:30 Cost: $49.99

 Kitchen Appliance repair/ Refrigerator Repair

Date: 04-03-18 Time: 8:30-3:30 Cost: $49.99

Instructor: Bob Howes HD Supply Certified Instructor

 Make Ready Maintenance/Safety on Site

Date: 06-05-18 Time: 8:30-3:30 Cost: $49.99

 Heating-Gas & Electric/ Water Heater-Gas & Electric Date: 08-07-18 Time: 8:30-3:30 Cost: $49.99

 Air Conditioning Mechanical & Electrical

Date: 10-09-18 Time: 8:30-3:30 Cost: $49.99

*Times for modules may decrease due to lunch times. **Class dates are subject to change.

Registrant Information Name: ___________________________Member No.: _______________ Company Name: _______________ Attendee Address: ____________________________ City: _______________ St.: _______ Phone Number: _____________

Payment Information I am paying

Fax: ______

Zip: ____________

Attendee E-mail: _______________________

For the Series  Per Course

Payment by check, make payable to SDCAA (5675 Ruffin Road, Suite 310, San Diego, CA 92123) Payment by credit card  American Express Discover Master Card Visa Credit Card No.: _________________________ Name on Card: ___________ _____ Security Code: _________ Expiration Date: _____________ Billing Zip Code: Cancellation Policy and Re-scheduling: Cancellations only accepted in writing.

Series: Cancellations received 72 hours prior to the first course will result in a refund of the series price minus a $10 cancellation fee. Cancellations received 72 hours prior to subsequent courses will result in a refund of series price minus a $10 cancellation fee, and fee for courses attended. Cancellations received within 72 hours to any course will result in a refund of series price minus a $10 cancellation fee, materials cost (if received), and fee for courses attended, and courses not cancelled in advance. NO EXCEPTIONS! Individual courses: All cancellations received within 72 hours of each course and all “no shows” are responsible for payment of the course fees. This -7registration form is legally binding when signed below by the student and accepted by SDCAA. Signature_____________________________ Date___/___/____ 28 | RentalOwner April 2018


Updated Curriculum!

Invest in your career! Enhance your professional growth in the apartment industry by becoming a Certified Apartment Manager (CAM) and take your career to the next level. Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals.

CAM is a nationally recognized designation, created by the National Apartment Association Education Institute (NAAEI) to maximize the experience of the on-site professional. The CAM training helps you manage your apartment community and your team more effectively. This program is California-specific. The San Diego County Apartment Association offers this nationally recognized CAM designation to apartment industry professionals who want to advance their career path in apartment management. This program is also available online.

GET YOUR CAM TODAY! To learn more about how you can earn your designation or to register, visit:www.sdcaa.com/current-offerings

Education@sdcaa.com │ Phone 858.751.2209 │ Fax 858.565.6558

April 2018 RentalOwner | 29


YOU should take CAM if you:

CAM COURSES Industry Essentials Financial Management Marketing Property Maintenance Legal Risk Management Human Resources Resident Experience

You’ll learn about: • Occupancy rates • Comprehensive marketing plans • Sales team management and product readiness • Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations • Property inspections • Preventive maintenance programs • Service request process • Apartment turnover process • Contractors and Vendors • Recruitment, hiring, orientation, and training of highcaliber employees • Systematic employee evaluation • Employment regulations and record keeping • Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices • Maximizing net operating income • Reporting property performance honestly and accurately

30 | RentalOwner April 2018

• Wish to take your career to the next level • Want to understand and be more involved in the budgeting and financial review process • Are in or aspire to be in a decision making role • Love learning!

How to Obtain and Maintain the NAAEI Certified Apartment Manager (CAM) Designation To obtain a CAM designation you must: • Declare your candidacy for CAM on the NAA website • Have worked in the apartment industry for at least 12 months • Successfully complete required courses listed to the left • Meet all examination requirements within 12 months of declaring your candidacy for CAM


Registration Form Location:

Registration Type

 Register me for the full CAM series of required courses.  Industry Essentials March 21, 2018 8:00am-9:30am  Marketing March 21, 2018 9:30am-5:00pm  Resident Experience March 22, 2018 8:00am-10:00am  Property Maintenance March 22, 2018 10:00am-5:00pm  Risk Management March 27, 2018 8:00am-12:00pm  Legal March 27, 2018 1:00pm-5:00pm  Human Resources March 28, 2018 8:00am-5:00pm 8:00am-5:00pm  Financial Management March 29, 2018 *Times for modules may decrease due to lunch times. **Class dates are subject to change.

Registrant Information Name: ___________________________Member No.: _______________ Company Name: _______________ Attendee Address: ____________________________ City: _______________ St.: _______ Fax: ______

Zip: ____________ Phone Number: _____________ Attendee E-mail: _______________________

SDCAA 5675 Ruffin Rd. Ste 310 San Diego, CA 92123

Lunch Break:

12:00 pm -1:00 pm *Lunch is not provided

Cost:

CAM Series Discount:

(Includes CAM book and two-part exam)

$815 Members/ $950 Non-Members $315 due upon registration, balance due before attendance of first course.

Individual Courses: (Materials Included)

Industry Essentials $50 Member / $75 Non-Member Financial Management $165 Member / $195 Non-Member Marketing $130 Member / $160 Non-Member Property Maintenance $120Member / $150 Non-Member

Payment Information

Legal $110 Member / $140Non-Member

Payment by check, make payable to SDCAA (5675 Ruffin Road, Suite 310, San Diego, CA 92123) Payment by credit card  American Express Discover Master Card Visa

Risk Management $100 Member / $130 Non-Member

I am paying

For the Series Payment Plan  Per Course

Credit Card No.: _________________________Security Code: _________ Name on Credit Card:___________ _____ Expiration Date: _____________

Human Resources $105 Member / $135 Non-Member Resident Experience $50 Member / $75 Non-Member

Cancellation Policy and Re-scheduling:

Cancellations only accepted in writing.

Series: Cancellations received 72 hours prior to the first course will result in a refund of the series price minus a $75 cancellation fee and materials cost (if received). Cancellations received 72 hours prior to subsequent courses will result in a refund of series price minus a $75 cancellation fee, materials cost (if received), and fee for courses attended. Cancellations received within 72 hours to any course will result in a refund of series price minus a $75 cancellation fee, materials cost (if received), and fee for courses attended, and courses not cancelled in advance. NO EXCEPTIONS! Individual courses: All cancellations received within 72 hours of each course and all “no shows” are responsible for payment of the course fees. Re-scheduling courses: Students need to re-register in writing for any courses they were unable to attend. This registration form is legally binding when signed below by the

student and accepted by SDCAA.

Signature_____________________________ Date___/___/____

Courses may be taken as part of the series or as stand-alone classes

Confirmation for your enrollment will be e-mailed with instructions to complete your candidacy declaration on the NAA website. Please note your candidacy period begins when you complete the NAA enrollment form.

April 2018 RentalOwner | 31


Education Conference & EXPO April 17, 2018 San Diego Convention Center Exhibit Hall B

Exhibit Hall B ~ 8:00 a.m. - 4:00 p.m.

Member/FREE with PRE-Registration, NON-Member/$25

PRE-REGISTRATION RECOMMENDED Day at a Glance: 8:00 am New Tax Reform Laws 9:00 am Opening Ribbon Cutting Ceremony

10:00 am Keynote- Kim Eberhart Presents: Key Lessons from Doug Lipp’s BEST SELLING book “Disney U!” (Individual Seminar Pre-Registration Required)

11:00 am Legislative Update 11:50 am Grand Prize Drawing ~ SDCAA Booth 12:00 pm Maintenance Mania Competition 12:40 pm Active Shooter Response Training

(Individual Seminar Pre-Registration Required)

1:30 pm Self Defense Demonstration and Training

Get your “Magical”  costumes ready and win prizes!

Are you a princess?  A villian?  A loveable character?

Get Ready!

2:30 pm Fair Housing in Spanish 2:45 pm Ask an Attorney Panel 3:50 pm Grand Prize Drawing ~ SDCAA Booth 4:00 pm Exhibit Hall Closes DEMOS Running ALL DAY ON THE HOUR! Learn Toilet Repair, Lock Replacement, Social Media Management and MANY MORE! 32 | RentalOwner April 2018


April 2018 RentalOwner | 33


Celebrating Dangel Properties 1960 John Griffith 1974 Karen Zounes 1975 Matt Jurlina 1977 Atlas Management Group 1978 Richard Ramsey 1978 Seaport Realtors 1978 Leland Cook, III & Mary A. Dart 1979 David Mallett 1980 Sally Nesbitt & Cathy McLean 1980 Mission Bay Realty 1981 Herbert J. Seagrim 1982 Darrell E. Holt, CPA 1983 Fumi I Danque 1984 Herman Miller 1984 ForRent.com 1986 Park Place Garden Apartments 1986 Peter Mallen 1986 Allen Yockey 1987 Doris McDowell 1987 Torrey Pines Property Management 1989 Johnston Property Management, Inc. 1989 Scott and Quinn Property Management 1991 Arlene Simpson 1992 Dan and Marci Kaufman 1992

an Anniversary this Month

10+ years of membership in SDCAA

Charles Davis 1993 Daniel Klausenstock 1993 Acacia Enterprises 1995 Olive Tree Apartments 1995 Linda Steenson 1996 Pat Marinos 1996 George Rahe III 1996 Charles Dashiell 1996 Ludecke Investment Properties, LLC 1996 William Pape 1996 Centre City Property Management Company 1997 Cheryl Harper 1997 Waite Real Estate 1997 Patrick F. McMillin, CPM 1997 Rehmann Realty Group 1998 Asset Property Management 1998 AT&T Connected Communities 1998 Mary Sandra Schroeder 1998 Ocean Village Apartments LLC 1999 Patricia A. Melville 1999 Paul Hastie 1999 Antonia Seng 2000 Michael Chasin 2000 Robert & Barbara Astarita 2000 Florence Labo-Crick 2000

Nicole Gauthier 2002 Allison L. McGee 2002 Charles Pratt 2002 Casa De Helix Apts 2003 Evelyn Sanders 2003 Sal & Alice Dalfio 2003 Chuck Hoffman CSCDMT Family LP 2003 The Clay Family Trust 2004 Patricia Wert 2004 Joni Skinner 2004 G. Rochelle Brinton 2004 Stadium Arms 2004 Ed Mulhern 2005 Jerry Van Wey 2005 Sharon Whitley-Larsen 2005 Lynn Gardner 2006 Kalypso Properties 2006 La Scala Apartment Homes 2006 The Premiere Residential , LLC 2006 Dawn & William Schwiebert 2007 Zimmerman Property Management 2007 Alan Brenner 2008 Albert G. Morales 2008 Pacific Crest Apartments LLC 2008 Jack Doyle 2008

Š Viktoriia Yatskina | Dreamstime

SDCAA members

Owners

Alfonso Zermeno Properties Blue Cliff Properties Daniel MacDonald & Stephen Leonard Javid Karbassi Laura Wilf Shann-Spieg Treycie & Dough Haigh Diana Vu Dorothy St. Haven 76 Levanto Paradise Properties Portola Smarts

34 | RentalOwner April 2018

Property Managers: Pacifica SD Management Strata Equity Group Avenue 5 Lyon Living Shapell Properties, Inc

Suppliers

Approved Contractor Inc Edward Jones Central Environmental San Diego Pegasus Building Services

Members


Marketing your property This column highlights areas around town to assist you in marketing your properties and attract residents.

Chula Vista The above was from the promotional material released by the San Diego Land and Town Company latest project, Chula Vista. This new community located between the Mountains to the east, the Bay and Los Coronado Islands to the west, an unobstructed view of the San Diego Skyline to the north, and Tijuana’s nightly and memorizing light show to the south. This community’s name translates from Spanish to English as Beautiful View.

© Samuel Antonio | Dreamstime.com

Circa 1865 "Upon the best part of this tract, 5,000 acres are being subdivided into five acre lots with avenues and streets 80 feet in width running each way, the steam motor road passing though the center. This tract, known as Chula Vista, lies but a mile from the thriving place of National City."

As the old real estate adage goes, Location, Location, Location this project would become smashing success and culminate to 2nd largest city in San Diego County. But for many reading this piece, Chula Vista does not conjure up

the most positive impression, So, allow me to pull back the vale and show you this hidden Jewel that is Chula Vista. From these modest beginnings Chula Vista would eventually become many things in many eras; April 2018 RentalOwner | 35


© Sherryvsmith | Dreamstime.com

with a population over 200,000 in fact It has hit the top 10 safest cities list multiple times. Surprised?

at one time she was the lemon capital of the world, producing more of this crop than anywhere in the world. On one December week in 1954 Chula Vista may have had the highest concentration of Silver Dollars per capita when Rhor Inc., an aerospace company located on prime waterfront property, paid all its employees in little bags of silver dollars to demonstrate its economic impact on the community. The impact immense and successful. Chula Vista Ranked as one of the safest cities in the United States

The Chula Vista Elite Athlete Training Center, formerly the Olympic Training Center, is where leading athletes from all over the world come to train and ready themselves for international and Olympic competition. One can routinely see track and field phenoms, up and coming BMXers on one a state of the art track, or a rowing teams practicing on Otay Lakes. But these Olympic athletes do not measure up to this community’s real joy and pride, Little League Baseball. Chula Vista has sent four teams to Williamsport to compete at the Little League World Series Park View bring home a national title.

Her charming Mayberry like Down Town is a mix of the old and new. On 3rd Avenue one can still grab a cold beer at Docs Pub, established in the 1930’s, or La Bella’s Pizzas Garden, who has been serving families and mob’s teenagers with some of the finest pizza around since the 1955. In 2014 the hashtag #southbayuprising started calling attention to the demand for craft beer south of Highway 94, as a result a small and growing beer scene has developed. Today you have a choice of several tasting room and her own brewery Novo Brazil Brewery located in the East Lake Community of Chula Vista. If food is you fancy there are restaurants to please the most demanding of palate. Aqui Es Texocco is an authentic casual eatery that garnered national

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InfoLink incorporates accurate and reliable resident screening with innovative technology that assists you in making the best possible leasing decision. Credit Checks can be Sumbitted by: Phone • Online • Fax Don’t want to submit the reports yourself? That’s ok, you can send your prospective residents a link to an online application!

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A strong history of growth, today this growth has attracted national attention. The award-winning community of Millenia, located in Otay Ranch, is a completely walkable community thanks to grid of tree-lined pedestrian

walk ways, parks, promenades and gathering areas. Positioned across from the Otay Ranch Town Center you can leave you home go to the movies have dinner at Savoie’s shop a Macy’s and never see the inside of a car! This vision of a walkable community all but assured architectural awards as well as lead certification.

include smart city technology hotels, condominiums and commercial space. This project put the city among the top three “smart” cities in the county behind Kansas City and Dallas. This city has much to offer I invite you to discover my hometown of Chula Vista.

Chula Vista’s water front would be a point of pride for many communities. But this is simply not enough, the city has been working over the last 10 years to create a broad smart city program to redevelop more than 530 acres of the city’s waterfront to © Sherryvsmith | Dreamstime.com

attention on the Food Network featuring it’s authentic Mexican barbacoa. Or how about some Thai at Meakwan Thai Cuisine a popular eatery among those who know the area. Karina’s, offers Mexican style sea food with detail to ambience, service and amazing food. Do not deny yourself this experience. Take in a concert at the Amphitheater or cool off on a hot summers day at Sea World’s Aquatica, if learning is your game how about the Living Coast Discover Center at the end of E street, where you one can see sea turtles, fish, and birds of the coast.

Building and Preserving Legacy Wealth Hundreds of SDCAA members have trusted and benefited from TERRY MOORE, CCIM Only broker to have earned Triple Crown of Income Property Excellence: Transaction of the Year, Deal Maker of the Year & CCIM of the Year. Learn why other owners refer friends to TERRY, MOORE, CCIM. “Finally an honest broker” Alan Nevin “A professional who aims to live by Christian standards” Ann Block, CCIM San Diego Daily Transcript Top Influential and Trusted Adviser

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tmoore1031@gmail.com April 2018 RentalOwner | 37


38 | RentalOwner April 2018


Š Gary Beatty | Dreamstime.com

San Diego 2018 By: California Association of Housing Authorities

Earth day

is an annual event celebrated on April 22nd to demonstrate support for environmental protection. The idea for a national day to focus on the environment came to Earth Day founder Gaylord Nelson, then a U.S. Senator from Wisconsin, after witnessing the ravages of the 1969 massive oil spill in Santa Barbara, California.

San Diego Earth works will host the annual parade and earth fair at Balboa Park attracting around 60,000 visitors. Enjoy music, food and hundreds of exhibitors showcasing goods and services that promote conservation. Visit www.earthdayweb.org for more information. Can’t make the celebrations here are some other ways you can promote earth day: 1. Walk or Bike Ride- The fewer cars on the road the better! 2. Volunteer

April 2018 RentalOwner | 39


3. Make sure all your bills are received electronically 4. Recycle 5. Check your faucets for a leakthis wastes a lot of water yearly 6. Plant a tree 7. Try a reusable water bottle instead of plastic!

8. Plant a garden 9. Take your phone charger out of the wall. It uses energy even when it’s not charging your phone. 10. Get involved- Are you concerned about legislation at the state or national level when it comes to the environment? Then now may be the time for you to write an email or letter to your representative.

11. Update your light bulbsChanging them can save you a lot of time, money, and energy. 12. Pick up trash- check out I love a clean San Diego- http:// www.ilacsd.org/ 13. Check out SDGE’s Energy Savings Assistance ProgramThe Energy Savings Assistance Program is designed to help lower your monthly bill, while making your home more comfortable. You may rent or own, and if you qualify, SDG&E’s authorized contractors will come to your home and may provide free: New, energy-efficient lighting, Repair or replacement of doors and windows, Microwaves, water heaters*, refrigerators and highefficiency clothes washers**. Insulation, weather-stripping and caulking to lower heating and cooling costs. Visit www.sdge. com for more information and restrictions. 14. Consider Solar Panels

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15. Install Rain Barrels- By 5/16/14 10:43 AMcollecting rain from a roof during wet months and storing it in a No job is too small . . . tank or cistern, homeowners can No problem is too large! create an alternative supply that won't tax the groundwater or jack up the water bill. To reach us please call: 619.295.6568 (Coastal) 619.464.6568 (Inland)

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Take advantage of our monthly lighting and boom truck service.

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GRAND CHINA DYNASTY Traveling Around The World Together, Come Along! The Grea t Wall

Forbidden City Dreamstime.com © Jianqing Gu |

In September 2018, members will journey east to the mystic and ancient land of China, with a rich history stretching back 3,700 years to the 17th century B.C. It will be a trip of discovery and wonder at nearly Chengdu every turn over the course of a 24-day © Birdiegal717 | Dreamstime.com grand adventure. Not all tours to China are created equal, many low cost tours are subsidized by endless forced shopping stops. Stewart Tours’ Grand China Dynasty is not one of those tours. We have partnered with one of the best land operators in China to create a unique experience in the land of the dragon. Instead of daily shopping stops, we’ll feature a number of cultural programs that will give you a perspective of life in China up close and personal. Imagine dining in a Chinese home or visiting a rural village to witness a Yao Dong (cave dwelling). lace ummer Pa

S

We’ll start in the north in the capital, Beijing. There we’ll explore the city, including Tiananmen Square, the Forbidden City, and the Summer Palace. Our visit to the Great Wall of China will feature the more original and less visited Mutianyu section of the Wall. We’ll take a beautiful aerial tram ride to reach it. In Beijing, we’ll also experience and explore Hutongs (alleyways) by rickshaw. The Hutongs are mazelike neighborhoods of shops, homes and businesses. See life and all of its goings-on deep in the old neighborhoods of Beijing. We’ll stop at a traditional

© Caoerle i

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Terra Cott a Warriors

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Chinese courtyard home for wonderful lunch with a local family. Then it’s off to Xian. Located in the Yellow River Basin in China’s heartland, Xian is one of the birthplaces of civilization. It has seen 3,100 years of development over 11 dynasties and is home to the world famous Terra Cotta Warriors. There will be two days of touring in Xian including the Yao Dong Caves, Terra Cotta Warriors, the Wild Goose Pagoda and a wonderful Tang Dynasty stage show. April 2018 RentalOwner | 43


Next we’ll deviate from rural China and step into 21st century China - Shanghai. The Bund was at the heart of Colonial Shanghai, flanked on one side by the Huangpu River. This futuristic skyline is breathtaking and a glimpse into a different China, a commercial powerhouse on the Pacific Rim. Just north of Shanghai is Suzhou, which is often referred by the Chinese as the “Venice of the East.” Suzhou is a 2,500-year-old city renowned the world over for its traditional gardens, ancient canals and silk production. In 1997 Suzhou’s classic garden was designated an UNESCO World Heritage Site.

We leave Chongqing first class by high-speed train and go inland to Chengdu to visit the famous ambassadors of China, the iconic Pandas. Chengdu is China’s most relaxed city and home to the Giant Panda Breeding Center, the largest panda reserve in the world. Next we’ll visit the beautiful bamboo teahouses popular in this region. We will also visit Guilin and Hong Kong as well, all multi-night stays.

There is so much to see across 24 days, too much to be detailed here. We are happy to send you our 12-page brochure on the tour where you can see all the wonderful details and adventures. From Shanghai, we’ll fly to Yichang to board the Century Paragon, one of the best riverboats that ply Contact us at Stewart Tours, 1.866.944.3036 or visit the ancient waters of the Yangtze River. Your private online at StewartTours.com balcony stateroom will be your home for the next 4 nights as we sail from Yichang to Chongqing. The softly layered peaks form a surreal backdrop as our ship courses through the rugged canyons. So sheer are the cliffs that it is said the sun rarely penetrates. The river trip will be filled with touring ashore and cultural experiences aboard the riverboat. There will also be a visit to the astounding Three Gorges Dam, one of the largest projects of its type a 17-year 24 Amazing Days Including ALL AIRFARE engineering feat. $7,299 pp SEPT 3-26, 2018

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858.278.8070 858.751.2217 ogalvez@sdcaa.com www.sdcaa.com April 2018 RentalOwner | 45


Could Your

? it u s w a L a in lt resu By: Mark D. Feinberg

Please do not assume that your lease and other forms comply with the law either because you have successfully used them for a long time. I cannot stress enough the importance of having your forms regularly reviewed by knowledgeable legal counsel. There are attorneys out there waiting to discover a misstep that could result in class action litigation. Nationally there have been a number of changes in law brought on by newly made laws and court rulings that have made if more difficult for class action plaintiff’s attorneys to pursue class actions against banks and 46 | RentalOwner April 2018

other large traditional class action targets. Some of the attorneys who practice in these areas may need to either find new practice areas or new targets for their class action lawsuits. Owners and managers of real property are a natural target for that type of litigation.

California Civil Code Section 1671(c)&(d). Those provisions of the code address liquidated damages and makes clear that liquidated damages such as a late charge can be enforceable when it is impracticable or extremely difficult to figure out the amount of damages.

There is a lawsuit currently pending in Federal Court in Northern California that the court recently certified as a class action. That suit was filed against a very large owner and manager of California apartment buildings. The allegations in the lawsuit are that the late charge provisions of the lease are illegal and violate

Putting that into more plain English, late charges can be enforceable and legal but they must have certain language. To be enforceable, It must also be the case that ascertaining the amount of money that the landlord incurs in damages when rent is paid late if difficult to figure out and quantify. The amount actually


charged as a late charge must bear a rational relationship and be a fair approximation of the amount of damages suffered when rent is late. The case I referenced above applies to one hundred fifty different properties with thirty six thousand rental units. I do not know how that will turn out or how long it will take it to resolve. I do know that very large amounts of money have and will be spent in defending this case. I am also aware of at least one lawsuit having been filed in San Diego alleging that a management company’s late charge provision was illegal under California law. The cost of litigating the defense of a lawsuit seeking class action status can force defendants to settle to avoid the expense of a defense. With regard to late fees, my suggestions are as follows: 1. Have your lease reviewed by counsel; 2. Do an analysis to estimate the amount of damages your company incurs if rent is paid late. Please make sure any late fee approximates or is less than that amount; 3. Do not include a daily late fee (e.g. $5.00 per day for every day rent is late).

that the fee is the actual charge incurred. If the fee exceeds the NSF fee charged by the bank, liquidated damages language should be included and I would suggest following the same three steps outlined above for late charges. If you follow these suggestions, you are not assured of being spared the hassle and expense involved when a class action litigator notices your company. You are however much less likely to draw the attention of that type of attorney. There are other things that may be in your lease form that could be illegal or arguably illegal. I will therefore end this brief article in the same way it started. Please make sure your lease and forms are reviewed by counsel familiar with this area of the law.

I have similar concerns regarding returned check charges and any other fees to be charged the resident. If the amount of bad check fees is exactly equal to the amount charged to you by the bank, the lease should make clear

April 2018 RentalOwner | 47


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and Urban Development

It is Illegal to Discriminate Against Any Person Because of Ancestry, Race, Color, Religion, Sex, Fair Housing-Celebra ng Gender, Sexual Orientation, Gender Identity, Gender Expression, Genetic information, Marital status, Source of income Disability: mental or physical, Familial Status, or National Origin 1

EQUAL HOUSING OPPORTUNITY

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(The Fair Housing Amendments Act of 1988)

l to www.hud.gov/fairhousing of Race, Color, Religion, Sex, U.S. Department of Housing Urban Development , Familial Status, orandNational Origin Assistant Secretary for Fair Housing and9 Equal Opportunity 9 Washington, D.C. 20410

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5 HUD inves gates Fair Housing _____________ U.S. Department of Housing and d 5 HUD inves gates Fair Housing _____________ 6 Referring to households with individuals under the Urban Development 6 Referring to households with individuals under the age of 18 Assistant Secretary for Fair Housing and age of 18 WORD LIST: 7 The Fair Housing Act makes it illegal to Equal Opportunity Housing Actormakes it illegal 7 TheinFair discriminate buying, selling ____ of a hometo ACCOMODATION EQUAL FIFTYYE discriminate in buying, selling or ____ of a home Washington, D.C. 20410 8 California includes protec on against this type of

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WORD LIST: ACCOMODATION ACCOMODATION COMPLAINTS

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April 2018 RentalOwner | 49

GENDER RENTIN


Education Conference & EXPO April 17, 2018 San Diego Convention Center Exhibit Hall B

Register online at sdcaa.com

Education Offerings:

50 | RentalOwner April 2018

8:00 am 10:00 am 11:00 am 11:50 am

New Tax Reform Laws Keynote- Kim Eberhart Presents: Legislative Update Grand Prize Drawing ~ SDCAA Booth

12:40 pm 1:30 pm 2:30 pm 2:45 pm

Active Shooter Response Training Self Defense Demonstration and Training Fair Housing in Spanish Ask an Attorney Panel


Property Managers

Director y # 5150 Baltimore Dr at the Crossroads | Euston Management..........(858) 793-8899 899 Kettner..........................(619) 702-0655 A ADD Realty, Inc.................. (619) 232-6811 All Points Real Estate........ (619) 298-7724 Alliance Investment Corp..(858) 597-4900 Antelope Ridge | Sentinel Real Estate....... ............................................. (951) 672-8181 Arbor Terrace.................... (619) 293-3612 Arbors at California Oaks Apartment Homes................................. (951) 461-3264 Ariva Apartments...............(858) 496-0400 Ascent Real Estate................ 858-551-9600 Asset Property Management...................... ............................................. (858) 560-9363 Avion at Spectrum | Greystar..................... ..............................................(858) 277-9191 Award Property Mgmt..... (619) 471-1755 B Barone Galasso & Associates, Inc............... ..............................................(619) 236-9353 Benson Properties............. (619) 977-0622 Berkshire Communities....(408) 614-5587 Bob Cota Realty................. (619) 465-9934 Brennan...............................(619) 281-2704 Brentwood Management Co....................... ............................................. (619) 220-8595 Bridge Property Management................... ............................................. (801)-716-5795 Brycorp, Inc....................... (619) 920-7174 C Cambridge Management Group, Inc......... ..............................................(760) 690-3949 Canyon Rim | Fairfield Residential............ ............................................. (858) 672-2001 Canyonwood...................... (619) 501-2838 Capella at Rancho Del Oro.(760) 945-1212 Capital Growth Properties, Inc.................. ..............................................(858) 454-8857 Casa Linda Apartments.....(619) 254-9513 Centre City Property Management Company............................. (619) 296-6699 Chase Pacific Property Management and Real Estate Services...........(858) 271-8841 Choice Properties / Point Loma Real Estate................................... (619) 223-4075 City of San Marcos............ (760) 744-1050 City View Apartments | Greystar............... ..............................................(619) 234-0134 Community Research Foundation, Inc..... ............................................. (619) 275-0822

D Dakota| Fairfield Residential...................... ............................................. (951) 926-8200 Delta Property Management...................... ............................................. (619) 465-5851 Douglas Allred Company.. (858) 793-0202 Dylan Point Loma|Greystar.(760) 612-9172

La Haye Enterprises, Inc.. (619) 444-0190

E Eagle Glen Apartments......(951) 461-4565 Eastman Investment..........(619) 295-5020 Essel Manager, Inc............ (619) 239-4300 Euston Management..........(858) 793-8899 EV Lofts................................(619) 452-2892

M Margarita Summit | Euston Management ..............................................(951) 676-1921 Mariner's Point Holdings LLC.................... ..............................................(858) 350-2564 Maya Linda Apartments... (858) 566-5350 McLain Properties..............(760) 434-6161 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

F Fairfield Residential Company LLC........... ..............................................(858) 457-2123 FBS Property, AMO .......... (619) 286-4721 FDC Management, Inc...... (714) 685-7000 G Gables Residential Corporate..................... ............................................. (858) 684-3601 Gables Residential Corporate Office.......... ..............................................(858) 684-3601 Greystar Real Estate Partners.................... ............................................. (602) 522-1200 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 Inc... (619) 462-2082 Hillside Terrace.................. (619) 698-2000 Homes Management, ATS Homes, Inc......... (760) 432-4663 Horizon Properties Management Service... (619) 482-3054 Humphreys Residential..... (619) 865-0389 I IIMT Sorrento Valley........ (858) 530-2100 Income Property Advisors Inc................... ............................................. (619) 302-0363 Integrity Plus Property Management....... ..............................................(619) 546-4999 Interfaith Housing Assistance Corporation........................ (619) 668-1532 Investors Property Management Group.. ............................................. (760) 967-4764 J JJHB California Properties, LLC.................. ............................................. (760) 722-6421 Johnston Property Management, Inc....... ............................................. (760) 944-0703 JS Tamers............................(619) 403- 5567 K Kevin Robinson................... (619) 265-5859 Kleege Enterprises............. (858) 481-3081 L L.E.W. Management.......... (619) 440-8915

Land Trek Property Management............. ..............................................(760) 758-6000 LBK Management Services (Rancho Hills Apts.)................................... (760) 727-0030 Lincoln Military Housing. (858) 874-8100

N Noah Realty.........................(858) 504-0416 O OOcean Breeze Apartments | Greystar..... ..............................................(619) 428-3369 Ottman Properties BC; LTD. a British Columbia Canada Corporation................... ............................................. (415) 398-3010 P Pacific Commercial Management, Inc...... ............................................. (858) 450-6886 Parkdale Apartments | Norco Mgmt. Corp. ..............................................(760) 737-9017 Pasas Properties, Inc..........(619) 607-7560 Pathmark Properties........ (858) 578-6431 Pedro Ferreira.................... (619) 224-0306 People Helping Others Prop. Mgmt.......... ............................................. (619) 282-5400 Pierside | Greystar..............(949) 202-3991 Pinnacle Property Management Service LLC....................................... (949) 250-5302 Prime Group| Coral Bay Park & Canyons.. ..............................................(619) 276-1188 Professional Real Estate Management...... ............................................. (619) 297-7736 R R & V Management Corporation.................. .................................................(619) 285-5500 R. A. Snyder Properties, Inc........................... .................................................(619) 297-0274 REC Properties| PeĂƒÂąasquitos Point Apts.... ................................................ (858) 484-5047 Red House Property Management............... ................................................ (858) 755-3031 Rehmann Realty Group....... (619) 440-5669 RG Investment Real Estate Services Inc...... ................................................ (858) 268-5004 Rohn Properties Management...................... ................................................ (619) 990-7433 Rolling Hills Gardens........... (619) 482-7583

April 2018 RentalOwner | 51


S S & D Property Management, Inc................. .............................................. (619) 640-7530 S. Wilson Management...... (760) 788-3995

............................................. (760) 721-8585 West Park Apartments | Greystar.............. ..............................................(619) 223-7777 Whispering Oaks Apartments.................... ...............................................(760)471-1262 San Diego Housing Commission................... Willin Properties............... (619) 298-0500 Winn Residential................(559) 435-3434 .............................................. (619) 578-7531 San Diego Properties and Management...... Z .............................................. (619) 232-9643 Zimmerman Property Management......... San Diego Realty Services. (619) 713-1044 ..............................................(619) 546-5361 Sardo Properties.................. (619) 405-9418 ZVK Corporation............... (619) 239-7400 SCCC JRD Investments........ (858) 724-0220 Sea West Property Management.................. ............................................... (760) 452-2900 Seapoint Properties, Inc.... (858) 866-5636 Silberrad, Inc....................... (619) 295-4686 Solaire................................... (949) 945-3499 South Bay Community Services.................... .............................................. (619) 420-3620 St. Vincent de Paul A/P..... (619) 840-1442 Sterling Alvarado............... (619) 286-3990 Strat Prop Management, Inc......................... .............................................. (619) 295-2211 Sun An Sea Property Mgmt........................... .............................................. (619) 298-4160 SunRidge Properties, Inc.. (858) 578-3600 Sunrise Management Company AMO.......... ............................................... (858) 517-8777 Sunset View Apartments... (760) 433-2900 SVN Asset Advisory Group.(858) 452-9100 T Team Bourda Incorporated.(858) 279-6265 Terraces at La Jolla Village | Greystar.......... ............................................... (888) 924-1297 Thatcher Properties, Inc... (619) 286-4250 The Gardens 96 LLC............. (858) 278-5862 The Helm Management..... (619) 589-6222 The Lofts at 655 Sixth | Greystar................... ............................................... (619) 238-2445 The Lofts at 677 Seventh | Greystar............. ............................................... (619) 696-8096 The Lofts at 707 Tenth | Greystar................. ............................................... (619) 525-9945 The Premiere Residential, LLC...................... .............................................. (858) 455-7711 The Summit at Point Loma.(619) 223-1390 The Terraces Apartments at Escondido...... .............................................. (760) 735-5140 Torrey Pines Property Management........... .............................................. (858) 454-4200 Trinity Property Consultants........................ .............................................. (949) 299-0812 Tuscany Hills Apartments | Euston Management........................ (760) 744-9339

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U UDR, Inc.............................. (720) 283-6120 V Verge Apartments..............(619) 677-6426 Villages of Bonita Glen.......(619)371-3245 Vista Pointe Apartments (RCMI)............... ............................................. (951) 894-2439 W Waterton Residential | River Oaks............. 52 | RentalOwner April 2018

Special pricing for SDCAA members. Contact Hung Luong at 619-718-5131 Or email: hung.luong@sduniontribune.com


Supplier

Director y

Grand Design Kitchens......................... (760)-789-0992

Cabinet Refacing & Installation

Smart Cabinetry.....................................(612) 961-5411

Cable Television

Developer of Apartments

OliverMcMillan Foster LLC.................. (619) 321-1111

Drain & Sewer Cleaning

Bill Howe Plumbing, Inc....................... (619) 286-6348

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

Electrical Contractors

1031 Exchange Services, & Trust Services

Carbon Monoxide Alarm Compliance

Electronic Key Access

Accounting

Carpet Cleaning

Kole Realty Inc..........................................(858) 848-4274 Encore Partners LLP..............................(858) 549-9410

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix...................................(866) 297-4914 ForRent.com...........................................(800) 344-2295 RentPath................................................. (858) 220-8521 Zillow Group Rentals.............................(206) 757-4830

Air Duct-Dryer Vent Cleaning

AJW Facilities and Construction..........(858) 429-5641

Appliance Leasing

Appliance Warehouse of America...... (619) 750-9533

Appliance Parts & Repair

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

Appliance Sales

Expressions Home Gallery................... (800) 550-4227 R & B Wholesale Distributors, Inc...... (909) 230-5400

Asphalt & Asphalt Maintenance

AMS Paving, Inc......................................(858) 880-6133 Apache Asphalt & Seal Corp................ (760) 598-8855 Aztec Paving, Inc................................... (619) 465-9813 George W. Weir Asphalt Const., Inc... (760) 746-0232

Attorneys-At-Law

D'Egidio Licari Townsend & Shah.......(619) 550-3011 Fast Eviction Service..............................(800) 686-8686 Heinz & Feinberg.................................. (619) 238-5454 Heys & Cox, Attorneys at Law..............(619) 595-4890 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

Banks

Mr. Rekey Locksmith............................ (619) 234-5397 Bonded Inc............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............ . ..................................................................(619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company..... (800) 888-1568 Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Interior Logic Group............................. (858) 496-5222 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc........................... (619) 477-7000 Turnaround Solutions..........................(858) 761- 4451

Cleaning & Janitorial Services

California Office Maintenance, Inc..... (858) 513-2767 Cleanology Housekeeping Personnel Service.............. ................................................................. (619) 281-2532 Pacific Coast Cleaning, Inc................... (858) 565-1603 Pegasus Building Services.....................(858) 444-2290 Suite Cleaning.........................................(619) 434-9961 Sunset Commercial Services............... (619) 252-4999

Coin-Operated Laundry Equipment

All Valley Washer Service.................... (800) 247-1100 Coinmach Corporation......................... (800) 954-9000 PWS The Laundry Company................ (858) 560-6969 WASH Multifamily Laundry Systems. (858) 279-1234 Washtek, Inc.......................................... (760) 735-2495

Collections

Fast Eviction Service..............................(800) 686-8686 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Communications Wiring

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

Brokerage

ABI Multifamily......................................(858) 256-7690

Cabinet and Countertops

Environmental: Asbestos/Lead/ Mold

Alliance Environmental Group, Inc.... (877) 858-6220 American Technologies Restoration.. (858) 530-2400 Central Valley Environmental San Diego...................... ..................................................................(619) 838-4035 Envirocheck............................................(858) 952-6368

Equipment Rentals

Compact Power Rental..........................(803) 992-3585

Events

Wine and Paint Apartments.................(619) 832-1278

Evictions

Fast Eviction Service..............................(800) 686-8686 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Exterminators

Fire Equipment Sales & Service

Construction Management

Blinds

San Diego Gas & Electric.......................(619) 696-4318 TRC Energy Services............................. (916) 962-7001

Construction and Remodeling

Bed Bug Services

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

Energy Management

Saber........................................................(800) 922-2488

Savon Pavers...........................................(951) 813-5093

American Bathtub Refinishers............ (619) 265-9200 Bath Fitter.............................................. (619) 447-2000

Bee Removal

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

CBRE.........................................................(858) 449-9484 Chase Commercial Term Lending...... (619) 464-0573 Edward Jones..........................................(619) 660-9060 Inter Capital Network............................(844) 938-6333 Point Loma Credit Union..................... (858) 243-7471 Revolution Financial Management.....(619) 721-3621 Woodbury Financial..............................(619) 559-8164

Approved Contractor Inc......................(619) 933-8306 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 McMillin Contracting Services........... (619) 401-7000 OneSource San Diego............................ (858) 228-7036 Primeco Construction...........................(760) 390-3189 Triskell Restorations, Inc......................(951) 676-1001 Workright Property Services Inc........ (858) 751-6312

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

Employment Agency/Staffing Agency

Financial Services

Community Catalysts of California.....(858) 292-2020

Concrete Services

Bathtub Liners

American Technologies Restoration.. (858) 530-2400 BELFOR USA Group, Inc........................ (858) 847-9886 Bonded Inc............................................. (858) 576-8400 Hersum Construction Inc.................... (858) 373-5900 Orange Restoration................................(858) 836-2415 Pinnacle Services...................................(858) 737-6317

Community Service

Bathroom Refinishing

American Bathtub Refinishers............ (619) 265-9200 Bill Howe Plumbing, Inc....................... (619) 286-6348 Calbath.................................................... (949) 263-0779

Emergency Service Flood/Fire

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

Concrete Pavers

Bathroom Remodeling & Refinishing

Community Controls............................ (801) 508-8672

Cox Business...........................................(619) 269-2480

San Diego Private Bank.........................(858) 519-2987 Silvergate Bank.......................................(858) 202-0508 American Bathtub Refinishers............ (619) 265-9200 Citiwide Restoration..............................(858) 231-2801

Kennedy Electric................................... (619) 582-6568

AJW Facilities and Construction..........(858) 429-5641 Southern Cross Property Consultants.(858) 395-8657

Data Capturing Software

iSuite360..................................................(800) 217-2169

Deck Coating

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

Decks and Patios

Best Rate Repair.......................................619-229-0116

All County Fire, Inc............................... (619) 284-4770 Symons Fire Protection.........................(619) 588-6364 Telgian Corporation..............................(877) 835-4426

Fitness Equipment & Sales

Opti-Fit.................................................... (619) 822-7370

Flood Damage

Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900

Floor Coverings

Bonded Inc............................................. (858) 576-8400 Floors For Rentals..................................(619) 316-1390 Resource Floors, Inc. .............................(858) 444-1260 Seamless Flooring, LLC..........................(858) 257-2586 Shaw Industries, Inc..............................(619) 886-2179 Turnaround Solutions...........................(858) 761-4451 Urban Surfaces.......................................(951) 738-9301 Eric Drost.................................................(909) 256-0090

Designer Quartz......................................(858) 775-6446

April 2018 RentalOwner | 53


Furniture Rentals

Brook Furniture Rental........................ (858) 271-0107 Cort Furniture Rental........................... (858) 549-0800 Eric Drost.................................................(909) 256-0090

Furniture Sales

Crowning Touch Installations..............(760) 224-4555

Landscapes USA......................................(619) 458-8055 Liberty Landscaping, Inc.......................(951) 683-2999 M. C. Contracting Service.................... (619) 282-3083 New Way Landscape and Tree Service.(858) 505-8300 Pacific Green Landscape, Inc............... (619) 390-9962 So Cal Tree Care, Inc............................. (888) 706-8733

Leak Detection

Garage Door and Repairs

Garage Door Medics...............................(619) 704-1483

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530

Gates

LED Lighting

General Contractors

Lenders

Controlled Entry Specialists, Inc........ (619) 670-8100 FSI Construction.....................................(972) 880-5171 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Har-Bro Emergency Services & Restoration............... . ..................................................................(619) 398-0200 Hersum Construction Inc.................... (858) 373-5900 Larry O'Dell Construction.................... (619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services........... (619) 401-7000

The Energy Smiths.................................(858) 717-9523 Chase Commercial Term Lending...... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

Locksmith

Mr. Rekey Locksmith............................ (619) 234-5397 The Flying Locksmiths San Diego........(858) 877-9330

Maintenance & Repair

Gifts

Suzie's Gourmet Gifts............................(858) 449-3900

Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Larry O'Dell Construction.................... (619) 501-5252 PCC Trip Hazard Removal.....................(760) 658-6116

Heating & Air Conditioning

Maintenance Supply

Eagle Paving........................................... (858) 486-6400

Pest Control

Corky's Pest Control............................. (800) 901-1102 Dewey Pest Control................................(760) 744-3173 Innovative Pest Solutions ....................(800) 871-9878 Lloyd Pest Control................................. (800) 570-2847 Pestgon Inc............................................. (760) 724-8100 Western Exterminator Co.....................(714) 517-9000

PGS

AEI Corporation......................................(949) 474-3070

Plumbing

ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc....................... (619) 286-6348 Colepepper Services..............................(619) 838-1322 Emory Plumbing.....................................(858) 483-6880 Mega Western Sales...............................(310) 323-7900 Pacific Drain and Plumbing................. (760) 436-8600 Plumber Tom Corp.................................(619) 403-5695 Workright Property Services Inc........ (858) 751-6312

Plumbing Fixtures

Ferguson Enterprises............................ (888) 334-0004

Pool Furniture

Texacraft ............................................... (800) 327-1541

Bill Howe Plumbing, Inc....................... (619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... ................................................................. (619) 697-9824

HD Supply............................................... (760) 809-1470 The Home Depot.....................................(619) 573-2039 Wilmar ....................................................(909) 203-9801

Pool Maintenance & Refacing

Housing & Redevelopment

Market Research

Printing Services

Human Resources

Mold Inspections & Remediation

Property Management

Volunteers of America..........................(619) 444-1422 San Diego Employers Assoc................. (858) 505-0024

Insurance

D&S Insurance & Financial Services...(619) 279-6443 Farmers Insurance McWhirter Agency......................... ..................................................................(619) 463-7320 Jose Aroeste Farmers Insurance Agency....................... ..................................................................(858) 746-5353 North County Insurance.......................(760) 745-9511 Renters Legal Liability.......................... (801) 928-7015 Snapp & Associates Insurance Services, Inc................. ..................................................................(619) 908-3100 State Farm Insurance - Rick Wiese Agency.................. ................................................................. (619) 293-7211 State Farm Insurance- Hollie Allen.....(619) 482-8800 Willis Insurance Services of California.858-678-2121

ALN Apartment Data, Inc......................(800) 643-6416 American Technologies Restoration.. (858) 530-2400 Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 VM3 Environmental Inc........................(760) 273-9728

Moving Services

Pack It Movers........................................(619) 305-6972 Priority Moving..................................... (858) 689-2525 Republic Moving & Storage................. (619) 591-0070

Mystery Shopping

Gardner Outdoor and Pool Remodeling........................ ................................................................. (619) 593-8880 PostNet Ca260.........................................(619) 501-0869 Wakeland Housing & Development... (619) 235-2296

Property Management Personnel

BG Multifamily.......................................(619) 379-7874 Career Strategies................................... (619) 640-2250 Go-Staff, Inc........................................... (858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing.......................................... (619) 804-2554

Property Management Software

AppFolio................................................. (866) 648-1536 Entrata.................................................... (949) 281-7293 Yardi Systems........................................ (805) 699-2040

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

Rain Gutters

Insurance Adjuster

Online Payment

Real Estate

Internet Advertising Service

Paint Manufacturers & Supplies

The Greenspan Co./Adjusters International................ ..................................................................(760) 405-4139 Apartments.com.................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155

Internet Marketing

ApartmentSEO........................................(562) 448-8735

PayLease, LLC......................................... (866) 729-5327 PayRent.com...........................................(619) 247-6139 Dunn-Edwards Corporation................ (619) 884-3866 Sherwin-Williams Co............................ (858) 496-8925 Vista Paint Corporation....................... (619) 277-6778

Painting

Aztec Landscaping Inc.......................... (619) 464-3303 DAPA Janitorial Services.......................(619) 221-9292 SeaCrest Services...................................(858) 452-3232

CertaPro Painters.................................. (760) 580-3091 Citiwide Restoration..............................(858) 231-2801 Done-Rite Painting................................ (619) 977-0241 Dynamix Painting, Inc.......................... (760) 787-0269 General Coatings Corporation............ (858) 587-1277 Jana Harris Painting Inc....................... (619) 917-9037 Pilot Painting and Construction..........(714) 229-5900 Pro-Tech Painting Company............... (858) 527-0200 Truline Painting Inc.............................. (619) 663-5878

Kitchen Remodeling

Parking Enforcement

Internet Service Provider

AT&T Connected Communities.......... (619) 221-5812 Cox Communications-San Diego Accts.(858) 836-7582

Janitorial Services

Hersum Construction Inc.................... (858) 373-5900 McMillin Contracting Services........... (619) 401-7000

Landscape Maintenance & Service

A Plus Tree Care, Inc..............................(866) 815-2525 Aztec Landscaping Inc.......................... (619) 464-3303 Bemus Landscape, Inc...........................(760) 497-9625 Christian Landscape Company.............(619) 291-8678 LaBahn's Landscaping.......................... (619) 579-9151 Landcare Logic....................................... (858) 560-8555 54 | RentalOwner April 2018

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

Parking Management

Seamless Rain Gutters Inc....................(619) 444-9191 ABI Multifamily......................................(858) 256-7690 ACI Apartments..................................... (619) 299-3000 Apartment Realty Group (ARG)...........(858) 952-1031 Real Property Advisors.........................(707) 573-9273 SVN Vanguard........................................(619) 658-1113 Voit Real Estate Services...................... (858) 453-0505

Refuse Removal

Dependable Disposal & Recycling.......(619) 460-3551 Ruff Doodie Dog Waste Removal, LLC.(619) 289-7833 Valet Living............................................ (813) 248-1327 Waste Management.............................. (619) 596-5100

Renovations & Remodeling

AAA Refinishing Corp........................... (800) 456-1492 Bill Howe Plumbing, Inc....................... (619) 286-6348 Hersum Construction Inc.................... (858) 373-5900 Interstate Restoration Group.............. (714) 978-6400 Larry O'Dell Construction.................... (619) 501-5252 McMillin Contracting Services........... (619) 401-7000

Renters Insurance

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

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

Paver Cleaning

Repiping

Savon Pavers...........................................(951) 813-5093

Paving Maintenance

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

Advanced Pipe, Restoration & Repipe.(888) 445-8720 Bill Howe Plumbing, Inc....................... (619) 286-6348


Reputation Management

Slab Leaks

Resident Retention

Smoke Alarm Compliance

Mr. Rekey Locksmith............................ (619) 234-5397

California Sub-Meters...........................(858) 571-8999 Indoor Water Conservation..................(619) 493-4705 Livable......................................................(877) 789-6027 Sustain-Ability Solutions......................(888) 657-7582

Resident Surveys

Smoke Free Housing

Water Damage Restoration

Roofing

Software

SatisFacts Research............................... (866) 655-1490 SatisFacts Research............................... (866) 655-1490 SatisFacts Research............................... (866) 655-1490 A-1 All American Roofing Company.. (858) 537-5177 Commercial & Industrial Roofing....... (619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Eberhard Benton Roofing Co............... (619) 291-6340 Gorman Roofing Services, Inc..............(602) 663-2107 Montross Companies............................ (949) 855-7807 Premium Roof Services, Inc................ (619) 239-8880 RSI Roofing & Solar............................... (858) 278-7200 Sully-Jones Roofing............................... (800) 611-3110

Security Deposit

Bill Howe Plumbing, Inc....................... (619) 286-6348

American Lung Association..................(619) 297-3901 RealPage, Inc.......................................... (877) 325-7243

Solar

Center for Sustainable Energy.............(858) 244-1177

Submetering / Billing Services

California Sub-Meters...........................(858) 571-8999 Conservice Utility Billing & Mgmt..... (602) 481-7440 Guardian Water & Power......................(619) 201-9708 Minol USA................................................(888) 766-1253

Water Conservation

Bill Howe Plumbing, Inc....................... (619) 286-6348 Bonded Inc............................................. (858) 576-8400 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 Restoration Management Company...(858) 935-1170 Servpro of Point Loma..........................(619) 275-2802 SERVPRO of San Diego City SW............(619) 269-5004 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove....................................................... (858) 527-1144

Water Heaters

Bill Howe Plumbing, Inc....................... (619) 286-6348

Assurant Specialty Property............... (760) 936-5757 DepositIQ................................................ (877) 684-4039

Telephone Services

Web Services

Security Guard Patrol

Tenant Screening

Window Coverings

Bald Eagle Security Services, Inc........ (619) 230-0022 City Wide Protection Services, Inc..... (619) 938-2333 Signal 88 Security of San Diego.(619) 363-SAFE (7233)

Security Services

Cox Communications-San Diego Accts.(858) 836-7582 Moco Inc................................................. (800) 814-8213

Termite Control & Repair

Best Rate Repair.....................................(619) 229-0116

Towing Services

California Safety Agency...................... (866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................ (619) 781-8694 Kastle Systems........................................(949) 363-3526 Security First......................................... (619) 243-3992

C + D Towing, Inc....................................(619) 463-8697 Expedite Towing....................................(619) 255-7179 Western Towing.....................................(619) 295-6577

Security Systems

Bay Alarm Company..............................(858) 205-7223

Sewer & Drain Line Video

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530

Resident360.............................................(855) 360-9327 Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Specialty Apartment Supply............... (877) 630-2275

Window Washing

Horizon Professional Window Cleaning, Inc.............. ................................................................. (858) 248-1870

Windows

Trauma Scene Clean Up

Bio-One San Diego....................................858-939-9985

Milgard Manufacturing - Temecula... (951) 334-1584 Newman Replacement Windows........ (760) 438-8080 Western Window Sale & Install.......... (858) 569-5091

Tree Services

Wood Damage Repair

Arborwell................................................ (888) 969-8733 Aztec Landscaping Inc.......................... (619) 464-3303 So Cal Tree Care, Inc............................. (888) 706-8733

Best Rate Repair.................................... (619) 229-0116

April 2018 RentalOwner | 55


Advertiser Inadvertising 52 Union-Tribune 619-718-5131 air duct cleaning 5 Bonded Carpet 800-734-6801 appliance sales IFC Ferguson Enterprises, Inc. 619-595-5600 banks IBC Chase Multifamily Lending 619-464-1597 619-464-0573 48 Umpqua 949-517-0505 bathroom remodeling 41 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 20 American Bathtub Refinishing 619-265-9200

damage restoration 55 Hersum Construction 858-373-5900 Pacific Coast Construction 760-298-3170 deck coatings & waterproofing 49 Medrano 619-264-3434 38 Pacific Coast Construction & Water Proofing 760-298-3170 drawers 47 The Drawer Depot 619-873-4240 electrical contractors 40 Kennedy Electric 619-464-6568 energy & utilities 44 SDG&E 800-644-6133

bathtub liners 20 American Bathtub Refinishing 619-265-9200

evictions 10 FastEvic.com 800-686-8686

bathtub refinishing 41 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 20 American Bathtub Refinishing 619-265-9200

foundation repair 13 Ram Jack Pacific 619-726-0052

broker/real estate 18 Real Property Advisors, Inc 760-815-4124 37 Terry Moore 619-889-1031

general contractors Pacific Coast Construction 760-298-3170 kitchen refinishing 40 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299

carpet cleaning 6 Bonded Carpet 800-734-6801

insurance 16 Scott Held Insurance Brokers 858-332-2220

carpet sales 6 Bonded Carpet 800-734-6801

paving 47 AMS Paving 858-880-6133

coin operated laundry 10 PWS Laundry Services 800-307-1234 12 Wash Multifamily Laundry 800-777-1484

pest control BC Corky's Pest Control 800-333-7138 38 Innovative Pest Solutions 800-871-9878 19 Lloyd Pest Control 800-223-2847

concrete services 7 Ram Jack Pacific 619-726-0052

56 | RentalOwner April 2018

plumbing 9 ASAP Drain Guys and Plumbing 619-581-2127 23 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe property management 5 Harland Property Management 858-367-0343 refuse removal 8 Dependable Disposal 619-460-3551 security patrol Signal 88 Security of San Diego 619-363-7233 tenant screening Infolink Resident Screening 888.762.7313 termite Control 19 Lloyd Pest Control 800-223-2847 towing 49 Western Towing 619-297-8697 water heaters 32 ASAP Drain Guys and Plulmbing 619-581-2127 IFC Ferguson Enterprises, Inc. 619-595-5600 windows 42 Newman Replacement Windows 619-677-6511 760-764-4553

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