RentalOwner Magazine

RentalOwner Magazine

April 2019

®

t h e

v o i c e

o f

t h e

r e n t a l

h o u s i n g

i n d u s t r y

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

Inside This Issue:

Fair Housing and ADA Claims Update Full House at First Source of Income Discrimination Ordinance Class Why Harassment Prevention Training Is An Essential Training for Your Company This Year

REALLY HAPPY WITH THEIR PROPERTY MANAGEMENT. Truth be told, property management is the last thing on their minds.

Not because they’re dogs. But because their really great owners rented a home managed by Harland Property Management. Harland’s experts take care of everything quickly, with years of experience and powerful technology too. Thanks to Harland, these pups’ owners spend practically zero time hassling with home maintenance issues, and more time coddling the pups — as a real home should be.

GET REAL. GET HARLAND.

harlandpropertymanagement.com California Broker License #01864591

|

858-367-0343

|

info@harlandpm.com

RentalOwner Magazine

®

THE VOICE OF THE RENTAL HOUSING INDUSTRY APRIL 2019

FEATURED Stories

7 21

Fair Housing and ADA Claims Update

Earth Day San Diego 2019

33

Why Harassment Prevention Training Is An Essential Training For Your Company This Year

49

39 Honor Roll & Welcome New Members 41 Education Calendar

53-55 Supplier Directory 56 Advertiser Index

29

45

Your Association

51 Property Managers Directory

What Can San Diego Learn from The Anchorage Earthquake?

35

Inside

Columns Can I Ever Retire from Real Estate?

3 President’s Message 4 Executive Director's Message 11 Regional Legislative Update

Full House at First Source of Income Discrimination Ordinance Class

19 Capitol News 27 Trusted Adviser

Operational Spotlight:

47 Travel Program

2019 OFFICERS

President Scott Cook, CPM, SVN Asset Advisory Group President Elect Lucinda Lilley CPM, GRI, FBS Property Management, AMO Vice President Robin Duma, CAM, HG Fenton Company Secretary Nichole M Lawhon CAM, NALP, Apartments.com Treasurer Kendra Bork, ARM, Cambridge Management Group, Inc. Legislative Chair John Modlin, Independent Owner Immediate Past President Christian Davis, JPI

2019 DIRECTORS

Aiesha Blevins, Greystar Melissa Deen, Sunrise Management Company AMO Robin Duma, CAM, HG Fenton Company Mark Feinberg, Heinz & Feinberg Todd Henderson, Independent Owner Shannon Kelly, Independent Owner Jay Lopeman, CAS, BG MultiFamily Gail Miller, CPM, Lincoln Military Housing Heidi Potts, Fairfield Residential Athan Ranglas, R & V Management Abigail Rex, CPM, ARM, American Asset Management Kurt Sullivan CSM, Douglas Allred Company

HONORARY LIFE ADVISOR G. Wesley Harker

RentalOwner Magazine

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

Alan Pentico, CAE Executive Director apentico@socalrha.org 858.278.8070 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217 Maria Riley Director of Events and Education mriley@socalrha.org 858.751.2209 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Mike Nagy Public Affairs Manager mnagy@socalrha.org 858.751.2214 Kim Zebroski Member & Administrator Assistant kzebroski@socalrha.org 858.751.2220 Marlen Descargar Events & Administrative Assistant mdescargar@socalrha.org 858.751.2219 Lindsey Lee Marketing Coordinator llee@socalrha.org 858.751.2218 Tanya Sprague Membership Development Specialist tsprague@socalrha.org 858.751.2208

Front Cover Photo Credit

RentalOwner Magazine® is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern California Rental Housing Association (SCRHA). The magazine is published monthly and is provided to Southern California Rental Housing Association members only. The views expressed in these articles are the authors's and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

© Sarayuth Punnasuriyaporn - Dreamstime.com

Our Address

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

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.

CONTRIBUTE: Educational articles in RentalOwner Magazine® must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org.

ADVERTISE: Contact Marlen Descargar at 858.751.2219 or publications@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Scott Cook 2019 President

Southern California Rental Housing Association

April is Fair Housing Month and is an opportunity for the rental housing industry to celebrate and remember why housing is a constitutionally protected right. We need to guarantee that housing remains that right for everyone, there needs to be a balance among renters, those who provide housing, and businesses that keep rental housing in good working condition. Everyone deserves and should receive equal protection under the law. Without this equilibrium, a system that tilts too far in favor for one group at the expense of others will only make the housing crisis worse and all sides could lose in the end.

First and foremost, balance needs to be restored in the housing market via supply and demand. We immediately need to build enough homes to meet current and future population growth. High rents and prices for homes are the direct result of too many people competing for too few homes. Fair housing is not only guaranteeing that people have equal opportunity to housing, but also ensuring there is housing for everyone of all income levels.

Understanding that we need more housing now, we need to create solutions that will do just that. Reducing or eliminating the unnecessary burdensome regulations that impede housing construction and makes it more expensive is a start.

Let’s support incentives that encourage builders to build more homes. The real estate market might be slowing down, but it doesn’t mean that the demand for housing has gone away. It just means many Californians stopped looking for housing in Southern California and started looking elsewhere.

Those who provide and build housing are not at fault for the state’s housing crisis. It has become increasingly difficult and more expensive to operate and create rental housing. The present crisis has fostered mistrust, frustration, and open hostility towards anyone involved in housing. The majority

of managers and owners are not taking advantage of renters. Rents are rising because the cost to maintain and operate, provide water and power, and comply with state laws increase our business costs. There are many people who understand that building more homes will correct the imbalance, but there are other groups who believe the solution is to restrict the rental housing industry’s ability to generate income.

Many analogies come to mind, “robbing Peter to pay Paul” or “two wrongs don’t make a right.”

Imposing excessive regulations on our industry or burdening small independent owners will not house Californians who need housing now. What it will do is create more “have nots.” Such decisions will only force many more Californians who worked hard and saved their money to invest in rental housing out of the industry. Fair housing should not only mean protecting every person from housing discrimination, but also creating a fair playing field so everyone may have the opportunity to own or rent, and perhaps afford to own a rental property.

Unfortunately, we are seeing a wave of pro-rent control legislation taking hold throughout the country. Oregon recently enacted statewide rent control legislation. The City of Inglewood also imposed a 45-day moratorium capping all rent increases to 5 percent. There are several rent control bills in the California Legislature on top of many other proposed bills granting tenants greater protections at the expense of our industry.

This is why we need all members to participate: owners, managers, and suppliers from San Diego, Imperial, and southern Riverside counties. No one is immune. The Great Recession and the recent federal government shutdown have shown that impacts to one industry can ripple throughout all sectors of the economy.

Please visit socalrha.org or call the Association at (858) 278-8070 to learn how you can participate.

April 2019 RentalOwner | 3

Alan Pentico, CAE Executive Director Southern California Rental Housing Association A New Chapter

I

n April 1968, President Lyndon Johnson signed historic legislation making housing a constitutional right. However, access to housing remains out of reach for many people for different reasons.

Many Californians don’t enjoy that right because there isn’t enough housing to meet our region’s needs. There is ample evidence to show that the housing crisis didn’t happen overnight. For decades, state and local governments enacted policies making housing more difficult and expensive to build. We see now that strong job growth in certain industries are yielding high salaried jobs, but as an indirect result, rents and home prices are rising in U.S. Cities.

We might be justified in pinning the blame on government or other sectors of the economy for the housing affordability problem, but that attitude does not get more housing built. Arguing over who is to blame for the housing crisis does not help the thousands of Californians who need homes now. We all agree we have a housing crisis, but we are so far apart on agreeing to common solutions to sufficiently address the crisis.

Look at the incredible amounts of money, time, and resources spent on Proposition 10 last November.

Certainly, the money and expertise could have been better utilized on creating solutions instead of fighting to support or defeat Prop 10. Expect future battles over rent control to intensify and become more expensive. Imagine what could be accomplished if we worked together and not against each other.

Be assured the Southern California Rental Housing Association will not stop fighting to protect your property or business. We will continue to push against any proposal that brings harm to

4 | RentalOwner April 2019

our members. However, we must do a better job demonstrating why rent control or other onerous regulations on housing will make the housing affordability problem worse.

The Association does a great job in protecting the rental housing industry because of your help. But, we need more members to help educate, engage, and convince the social activists, the tenants’ rights groups, and elected officials that rent control and other bad policies will only make housing less affordable for more Californians. Maybe they will never understand our positions, but that doesn’t mean we should stop trying.

We need every member to be the face of our industry, but please do it in an intelligent, respectful, and engaging manner. We cannot come across as condescending, confrontational, and unsympathetic.

Let’s be part of the solution and let’s not contribute to the divisive politics we see today. The Housing Crisis impacts our employees, family, and friends, too. Contact us today if you want to help.

It is very important that you and colleagues attend the Education Conference & EXPO on Tuesday, April 30. There will be more than a hundred companies exhibiting their products or services and there will be multiple classes that day addressing important rental housing issues. Visit the Association’s new website at socalrha.org to reserve your Exhibitor Booth, purchase tickets, or be a sponsor. We hope to see you at the Education Conference & EXPO on April 30.

Join Forces

BONDED && G.B. SALES with REDICARPET

Bonded Inc. and G.B. Sales, two long-standing San Diego businesses are now part of Redi Carpet – one of the nations largest, family owned, multi-family flooring providers.

Our goal is to offer exceptional products, service and value to the SoCal flooring and window covering industry.

FLOORING SALES & INSTALLATION WINDOW COVERINGS SALES & INSTALL NEXT DAY INSTALLATIONS MULTI-FAMILY SPECIALISTS

A Redi Carpet Company

WWW.GBSALES.NET 7720 KENAMAR COURT, SUITE A SAN DIEGO, CA 92121

858.571.3600

WWW.BONDEDINC.COM 7831 OSTROW ST. SAN DIEGO, CA 92111

858.576.8400 April 2019 RentalOwner | 5

NO-COST Multifamily Solar Thermal Program Funded by the California Solar Initiative Do you own or manage a multifamily building with central water heating?

The California Solar Initiative (CSI) Thermal program provides energy saving solar water heating systems at 100% no cost to qualifying PG&E, SoCal Gas, and SDG&E customers.

2 Solar

Collectors

Transfer 1 Heat Liquid Pump

Benefits of Participation Adding solar water heating to your building under the CSI-Thermal program provides the following benefits: • Permanent savings on your gas bills - Up to 50% or more • Equipment life and maintenance benefits.

• Reduced greenhouse gas emissions.

TurnKey, No Cost Installation Participation is simple and convenient for property managers and owners.

Program Eligibility Requirements To be eligible for the program, your property must meet the following criteria: • The building(s) must be multifamily.

• The energy used to heat and circulate hot water must be purchased from PG&E, SoCalGas, or SDG&E. You must have a utility natural gas bill tied to the property.

• The building must have a central water heater • The central water heater must serve a minimum of 20 apartment units • If under 20 units, contact Evolution for more information

Water Supply

Conventional

3 Heat Exchanger

4 Water Heater

Solar Storage Tank

Water Heater

Building Hot Water

A pump circulates a transfer liquid from the tank to the roof.

Solar collectors absorb the sun’s thermal energy and heat the transfer liquid.

The transfer liquid enters a heat exchanger, warming the tank.

Hot water flows to your existing boiler or water heater, which provides backup heating when the sun isn’t shining.

FUNDING IS LIMITED, SO CALL TODAY TO RESERVE YOUR PROJECT! How To Participate For more information about a no-cost solar hot water system, and to get more details about an inspection and participation in the program, contact:

Evolution Building Efficiency (866) 615-8429 www.evo-be.com info@evo-be.com 6 | RentalOwner April 2019

CSLB# 995016

FAIR HOUSING AND

Because April is National Fair Housing month this is a great time to summarize the trends we have seen over the past year among the new fair housing and residential ADA claims we have received.

For reference, the total number of fair housing claims filed each year remains very high. For the one year period ending in March of 2019, and despite the federal shutdown, HUD alone opened more than four hundred fair housing investigations in the western region (Arizona, California and Hawaii). More than three hundred of these were in California.

Service Animals or Emotional Support Animalss Among the cases filed in the past year, we have seen a surge in cases that involve factual allegations related to service animals or emotional support animals. This has become the fastest growing segment of claims that we see on a regular basis. An example of a common scenario is a verifier who is not a medical professional and does not appear to be in a position to reliably verify either

ADA CLAIMS

© TOPVECTORSTOCK | Dreamstime.com

© Vudhikul Ocharoen - Dreamstime.com

© Intoit - Dreamstime.com

ACCESSIBILITY

UPDATE By: Craig McMahon, Esq., Kimball, Tirey & St. John LLP

disability or disability related need. When the verification is questioned or denied by the owner/management, a fair housing complaint is filed. In those instances, an investigator could ultimately determine that the verification was sufficient and should have been accepted, resulting in potentially substantial fair housing liability for the owner and/or management company.

Because fair housing cases can be very expensive and time consuming (even if you ultimately win) if you have questions about the validity of any verification, we suggest you contact the KTS Fair Housing Practice Group or other knowledgeable fair housing counsel for assistance in determining whether the verification should be accepted and, if not, how the refusal to accept the verification should be communicated.

Another common scenario is when the owner/management does not fully appreciate the difference between a no pet policy (or pet restrictions) and the legal requirements that arise

when an applicant wants to have a service or emotional support animal live with them on the property. This is a common area for “telephone” testing. Calls are made to properties asking if they have a no pet policy and following up with a question about wanting to bring in a dog or other animal for disability-related reasons. If the caller is told, for example, that dogs are not allowed under any circumstances, this can also lead to potentially expensive fair housing liability for the owner and/or management company.

Early fair housing training for all new hires and regular annual training thereafter can help prevent such claims.

Disability Accommodation or Modification Requests The failure to grant a disability accommodation or a disability modification request remains the most common basis for fair housing complaints that we receive.

As a preventative measure, we recommend that policies and procedures for handling disability accommodations and April 2019 RentalOwner | 7

modifications be up to date and that all employees are fully trained in their use. An example of a common issue that leads to fair housing complaints is when the owner/management fails or refuses to act on an accommodation request until the tenant submits their request in writing or puts the request on the company’s form. While it is preferable that accommodation requests be documented in writing, it is very important not to create a procedural roadblock which would delay the timely review of an accommodation request.

Another common mistake is not following up on a request that has been received to make sure a decision on the request is made and communicated to the resident. We recommend

you make sure your policies and procedures include a follow-up mechanism for on-site employees to check on the status of a request that has been submitted to upper management or the owner seeking a decision on whether to grant or deny a disability accommodation or modification request. Sometimes the onsite team has done their part of the process but the resulting decision does not get made or does not get communicated back to the onsite team in a timely manner for action.

New Trends: Website Accessibility and Auxiliary Aids There are two newly emerging trends that we are seeing in these areas: testing relating to website accessibility and testing relating to the lack of auxiliary

aids or procedures for assisting individuals with hearing or vision impairments.

Website Accessibility Most people are not aware that the ADA applies to websites or that a lack of website access can be the basis for a claim. When someone with a disability believes that they are being treating differently because they cannot access a website in a manner allowing full and equal enjoyment of the goods, services, facilities, or privileges (such as wanting to complete a rental application online), they can file an ADA complaint. Common examples of alleged barriers are a failure to have screen reader technology, meaning images cannot be “read” because of lack of alternative text, drop down menus that do

Keep Your Residents Happy with a WASH Laundry Room WASH laundry rooms offer the ultimate in convenience for your residents, with the latest technology-based amenities and unsurpassed service.

• 24/7 live answers to service calls.

• Electronic card systems for easy payment.

• Quick response to service calls — typically within 12 business hours.

• FIXLAUNDRY mobile app and online service portal.

• ENERGY STAR-rated machines and green practices that focus on conservation.

• Online laundry monitoring to see if machines are available or laundry is done.

800.777.1484 8 |WS019-018 RentalOwner April 2019 Happy Resident 7_5x4_875 4c.indd

1

www.washlaundry.com/happy

The bottom line is that when your laundry room contract comes up for renewal, we want you to switch to WASH. WASH offers superior laundry equipment, and service and support that is unparalleled in the industry.

12/10/18 2:56 PM

not work, color-coded maps or pictures cannot be comprehended, and videos that are not closedcaptioned.

guidelines/wcag/. The federal government has adopted this standard for its own websites until federal standards are adopted.

Many types of businesses, cities, and educational institutions have been sued for lack of website accessibility. A major reason for these claims is that there is confusion about how to comply with the ADA. This confusion is due to the failure on the part of the federal government to establish formal guidelines on what is required for a website to be ADA accessible. Generally, until the federal government acts, we believe the best guideline to follow is known as WCAG 2.0 AA. See http://www.w3.org/WAI/ fundamentals/accessibility-intr o/#examplesforanintroduction toWebAccessibility and http:// www.w3.org/WAI/standards-

We recommend that you ask your website provider if your website is accessible to persons with disabilities and get their answer in writing. If your website is not accessible, you will need to find someone to evaluate it and assist you in making it compliant.

Auxiliary Aids

If you don’t have a TTY or TDD unit you can use a telephone relay service (dial 711) to communicate by phone with someone who is deaf or hard of hearing. Telephone relay services are required by the Americans with Disabilities Act. See https://www.fcc.gov/ consumers/guides/711telecommunications-relay-service for information about 711 for telecommunications relay service.

With an awareness of these new trends you will be in a better position to update your website or implement training as might be needed to help avoid these types of claims in the future.

These types of claims generally arise from testing where calls are made and questions are asked about whether the property can accept TTY or TDD calls (for the hearing impaired). A TTY or TDD is If you have questions regarding this article, a small telecommunications device please contact Craig McMahon at craig. mcmahon@kts-law.com or (800) 574-5587. with a keyboard for typing and a screen for reading conversations.

April 2019 RentalOwner | 9

Let's Add to Your Portfolio In the past 7 years, Opus Bank’s Commercial Real Estate Banking Division has funded over $7 Billion dollars – that’s Billion with a “B” – so we have the strength and staying power you want in a financial partner.

If you have your eye on a multi-family or commercial property that has great potential, we’re here to help you add it to your portfolio. Opus Bank has capital to lend, a broad range of financing options, and the expertise to tailor any one of these options to your specific needs.

Richard Kovalcheck, a San Diego native with years of commercial real estate banking experience and local market knowledge is Opus Bank’s Income Property Banker in San Diego. Richard is ready to discuss your objectives, explain our selection of new and unique lending options, explore different scenarios, and put a financing package together that works best for you.

Contact Richard at 858.480.6735

OpusBank.com/LetsDoThis 10 | RentalOwner April 2019

REGIONAL

LEGISLATIVEUPDATE Association Volunteers and Staff Meet with Local Elected Officials

Southern California Rental Housing Association staff met with Temecula City Mayor Pro Tem James “Stew” Stewart on March 12 and Riverside County District 3 Supervisor Chuck Washington on March 18.

It was the Association’s first meeting with Supervisor Washington and Mayor Pro Tem Stewart.

In the meetings, staff discussed the importance of building more housing and identifying potential challenges to housing. They also talked about proposed state legislation addressing rent control, imposing caps on rent increases, implementing Just Cause statewide, and increasing noticing requirements. Supervisor Washington was interested in the Association’s thought on the regulation of short-term vacation rentals and the proposed county rules regulating Microenterprise Home Kitchen Operations (MEHKO)s in Riverside County. Riverside County Board of Supervisors is expected to enact new rules for MEHKOs but the proposed regulations were not released by the time this article was published. Please read the article discussing MEHKOs later in this section.

© Kongomonkey | Dreamstime.com

Association staff had a conversation with Mayor Pro Tem Stewart over proposed rules regulating shortterm vacation rentals in Temecula. Stewart stated the proposed recommendations were options the city could use to better regulate vacation rentals and crackdown on nuisance rentals. The Temecula City Council held a hearing that evening to get public feedback over the proposed rules. There is an article about Temecula’s short-term vacation rental recommendations in this section. Stewart also owns several rental properties.

Association volunteers and staff met with Escondido Mayor Paul McNamara on March 19 to introduce the Association to the new mayor and discuss rental housing. The Mayor understands the importance of new development to house Escondido residents. He expressed a balanced approach to all issues, citing his desire to create citizen working groups or the like to address specific issue areas that impact residents.

The Southern California Rental Housing Association looks forward to a continued working relationship with Mayor McNamara.

April 2019 RentalOwner | 11

SD City Council adopts plan eliminating parking requirements in Transit Areas

The San Diego City Council voted to support a proposal that would remove parking requirements for certain housing projects located in transit corridors on March 4. The council voted 8-1 to accept the city staff’s recommendations; District 2 Councilmember Jennifer Campbell was the only member to vote against the recommendations.

On March 19, the City Council had the mandatory second reading on the ordinance. Although she had expressed support and voted in favor of the ordinance at the first reading, Councilmember Barbara Bry changed her mind and voted “no” at the second reading, citing concerns from residents and calling the ordinance a “meat axe” approach.

The proposal unbundles parking from residential projects, and developers building housing projects that are within one-half mile of a major transit node could potentially eliminate parking from their project if they provide tenant amenities. The policy is part of a broad strategy to reduce the cost of housing, carbon emissions, and provide builders the flexibility

to build much needed housing in San Diego.

Southern California Rental Housing Association staff testified at the hearing in support of the staff recommendations. The Association has long advocated for policies that reduce construction costs and provide builders options to build a wider variety of housing types so more San Diegans can afford to buy or rent. The recommendations will take effect after the council votes on the ordinance’s second reading later this month.

YIMBYs score big in SD’s Uptown Planners Group elections

A group calling itself Rise Up Town scored key victories in the Uptown Planners Board election in March. The elections signify a broad effort to elect more people who support housing to the various planning groups in San Diego. The Uptown Planners Group often opposed new dense housing projects, but the elections bring a new face and attitude towards housing in the Uptown Community.

Uptown Planners Group is one of forty-two planning groups in the City of San Diego. Community Planning Groups are advisory groups comprised of residents living in that community. Any adult resident living in the community can apply and be elected to be a member of that planning group. The planning groups makes recommendations to the city on proposed projects and other land use decisions in their neighborhood. Planning groups base their decisions according to their Community Plans which are planning documents that dictate the design, zoning, scale, and types of developments to be built in their neighborhood. The Uptown Planning Group advises the city to ensure development adheres to the guidelines detailed in the Uptown Community Plan in Bankers Hill, Hillcrest, and Mission Hills communities.

Rise Up Town is made up of members who support housing and greater density in communities in San Diego and elsewhere. The group refers themselves as YIMBYs (Yes In My Back Yard) and have become strong vocal advocates for more housing. Rise Up Town formed in response to anti-growth positions and interests previously held by members in the Uptown Planners Group. Rise Up Town believes

12 | RentalOwner April 2019

delivering more housing creates diversity, builds stronger communities, and opens new opportunities for San Diegans trying own or rent in San Diego.

Prior to the board elections, the Uptown Planners were known to oppose new projects in their community and even attempted to downzone housing densities and lower building heights in the most recent Community Plan Update. The Planning group voted to oppose an apartment project located in the Banker’s Hill neighborhood, but the Planning Commission and the City Council disagreed with its position.

In preparation for the Uptown Planning Board elections on March 6, Rise Up Town organized an effort to get pro-housing members elected to the group. The group was successful in electing members from its group to all seven open seats including the seat previously held by the incumbent Board Chair.

The elections are the result of a broader strategy to elect more people who support housing.

The Association strongly encourages members to apply and participate in their local planning groups.

By participating in Planning Group meetings,

members are increasing their civic involvement and contribution in their communities. Members interested in learning more about planning groups can visit the City’s Community Planning Group webpage at www.sandiego.gov/planning/ community/cpg

San Diego County, City of San Diego, and other Local Governments Moving Forward with Community Choice Aggregation Energy Model

Both the City and County of San Diego and other cities are proceeding with Community Choice Aggregation (CCA) energy models. At the same time, other San Diego cities are contemplating to enter together into one regional CCA. CCAs authorize local governments to purchase power under a CCA model.

There are presently 19 CCAs operating in California with more local governments considering CCAs around the state.

In late February, the San Diego City Council voted 7-2 giving Mayor Kevin Faulconer permission to speak with other cities to form a Joint Powers Authority establishing a CCA in the San Diego Region. The city

Recover 90% of Utility Costs Livable’s Ratio Utility Billing System (RUBS) is carefully implemented to bill back tenants for utilities and amenities in markets with and without rent control.

Feature Highlights: Free Setup & No Unit Minimums Local Ordinance Compliance Tenant Payment Portal Manager Portal & Analytics Partner Solution

Transparent Allocations “Livable's platform helps our members reduce utility costs, enhance conservation, and drive a sense of tenant financial accountability to the community.”

Customer Service

FIRST MONTH FREE (877) 789-6027 | LIVABLE.COM/SDCAA

April 2019 RentalOwner | 13

hopes to create a CCA to begin providing service by 2021.

The following day, the San Diego County Board of Supervisors unanimously voted to give the County’s Chief Administrative Officer the authority to meet with other jurisdictions and form a Joint Powers Authority. County staff will draft a study to determine if the CCA model is feasible and creates cost savings for county residents. The ASAP Full Color Ad - 4.75 x 7.5 - Final.pdf 1 11/30/18 9:56:19 PM

feasibility study is expected to be completed for the Supervisors’ consideration in October 2019. The Supervisors will decide if the county should be a part of the Joint Powers Authority.

Solana Beach adopted its CCA last summer. The cities of Encinitas, Del Mar, Carlsbad, Oceanside, Chula Vista, and La Mesa already have decided to examine if they should enter into the Joint Powers Authority. While the idea of being a part of a CCA is interesting for cities, the biggest concern among elected officials is the unforeseen costs and their ability to manage their programs. However, many local governments may have to form or enter into a CCA. Two of the state’s largest investor owned utilities announced they intent to get out of the energy purchasing business altogether.

Pacific Gas & Electric (PG&E) recently declared bankruptcy because the utility’s powerlines have been identified as the main cause of the state’s largest wildfires such as the Thomas and Camp Wildfires last year. San Diego Gas & Electric (SDG&E) also announced that it plans to stop purchasing electricity to focus solely in power generation.

10% Discount For SDCAA Members!

Serving all of San Diego County 24/7

(858) 277-1789 SDIAA

Cities that want to establish CCAs must submit their findings to the California Public Utilities Commission (CPUC) by January 1, 2020. If a city wishes to start a CCA, the plans to execute a CCA must be submitted to the CPUC

by April/May 2021. A copy of the CCA reports of each city and the county are available on their websites.

Temecula City Council to consider Short-Term Vacation Rental Policy 14 | RentalOwner April 2019

The Temecula City Council on March 12 directed city staff to draft a policy regulating short-term vacation rentals in the city. The draft policy contains a list of proposed recommendations regulating vacation rentals for the city council to eventually consider.

Presently, Temecula’s City Charter does not address short-term vacation rentals operating in residential neighborhoods. Vacation rentals already operating in the city are technically illegal since the city’s charter does not have policies addressing vacation rentals.

The proposed policy is in response to residents’ complaints regarding noise, trash, and parking coming from vacation rentals operating in residential zones. Hundreds of residents representing both sides of the issue attended the council hearing to provide feedback on the proposed recommendations.

Last year, Mayor Pro Tem James Stewart and Councilmember Matt Rahn created a task force and held public workshops in each council district to get input from residents about the proposed recommendations. The city later hired a consultant to conduct research, gather additional data and created a matrix categorizing each recommendation according to “Neighborhood Protections,” “Operator Accountability,” and “Permit Process, Cost Recovery and Enforcement.”

Possible recommendations listed under “Neighborhood Protections” include requirements that the vacation rentals be the property owner’s primary residence and that the owner be onsite when the rental is being used by guests. The recommendations would require all guest parking to be onsite; guests parking on streets would not be allowed. Possible requirements could impose a maximum number of occupants that can stay in the unit, noise hours, and require permission by the Homeowner Association where the unit is located. Other proposed recommendations could limit a rental’s operation to a maximum of 120 days each year and each visit

would require a two-night minimum stay.

Recommendations categorized as “Operator Accountability” include a “three strikes” rule for vacation rentals. Rentals caught violating regulations multiple times would have their permit suspended or even revoked for up to one year. Operators could face $1,000 fines for each violation after the first warning. The recommendations could require the rentals to post signage providing the operator’s name and contact information. The owner must respond to complaints within 30 minutes or face additional penalties. Owners caught listing an unregistered vacation rental would face a $1,000 fine.

Under “Permits Process, Cost Recovery and Enforcement,” recommendations could require rentals to obtain a vacation rental permit and business license. The permit must be renewed annually, and the owner is responsible for collecting Transient Occupancy Tax (TOT) for each time the rental is used. The city or a third-party could be responsible for code compliance and enforcement.

Hundreds of residents who attended the hearing provided a variety of opinions on the proposed recommendations. Some residents advocated for a total ban of all rentals operating in residential neighborhoods and that the city council levy fines on property owners caught operating vacation rentals illegally. Other residents supported the city

Complete Electrical Service and Installation

No job is too small . . .

No problem is too large!

Apartment Property Specialists Experienced Professionals Competitive Prices Bonded & Insured Swift Response

License #: C10-516913

To reach us please call: 619.295.6568 (Coastal) 619.464.6568 (Inland) Email Address: kennedyelectric@cox.net Web Address: www.tomkennedyelectric.com

Take advantage of our monthly lighting and boom truck service.

April 2019 RentalOwner | 15

council creating a policy allowing owners to operate rentals in residential areas under certain conditions.

However, supporters of vacation rentals disagreed with some of the recommendations such as requiring properties to post signage, requiring owners to respond to complaints within 30 minutes, requiring owners to be onsite when guests are using the rental, and limiting operation of the rental to 120 days a year.

Mayor Mike Naggar believed all vacation rentals in residential areas should be illegal and therefore the city should not create any policy regulating vacation rentals. Mayor Naggar argued that if the city adopts all of the recommendations, it still would not adequately protect residents from nuisance rentals.

Councilmembers Maryann Edwards, Zak Schwank, and Mayor Pro Tem James “Stew” Stewart wanted city staff to draft the policy and return to the Council including all recommendations. At that point, the city council will determine which recommendations to add into the policy. The City Council did not specify a date for city staff to return the policy.

of vacation rentals ultimately facing referendums and possible legal action. The Southern California Rental Housing Association will provide another update when the Council is expected to consider the policy. Association members can send emails to the Temecula City Council at https://temeculaca. gov/173/City-Council if they would like to share perspective on the proposed recommendations.

County of Riverside Drafting Policy Regulating Microenterprise Home Kitchen Operations (MEHKO)

Last September, then Governor Jerry Brown signed Assembly Bill 626 allowing Microenterprise Home Kitchen Operations (MEHKO) in California. Under the state’s California Retail Food Code effective January 1, each city and county can permit the use of MEHKOs in their jurisdiction. Last December, the Riverside County Board of Supervisors asked staff to draft regulations allowing persons to operate a MEHKO.

Once a health permit is issued to the MEHKO by a County Department of Environmental Health: • A resident in a private home can store, handle and Cities like San Diego, Del Mar, and Palms Springs all prepare food that can be served to customers. attempted to adopt policies restricting operations o A Private Home is any residential dwelling, including an apartment, that is a person’s primary residence.

• Children and pets can be present in the unit while the MEHKO is operating.

• The MEHKO operator may have one full time equivalent employee if they are not a family relative.

• MEHKOs will undergo an initial inspection by the Health Department to see make sure it is compliance. The county could initiate further inspections if it is Our Services: based on a complaint. All areas, • Asphalt Repair, Patching & Crack Seal utensils, facilities in the rental • Asphalt Removal & Replacement unit associated with the MEHKO • All types of Slurry Seals, will be inspected.

Pavement Coatings & Striping • The MEHKO is not required • ADA Compliance Serving all of Southern California since 1981! to have commercial cooking or kitchen equipment.

858.880.6133 • The MEHKO may use an open-air amspaving.com License #415436 barbecue or an outdoor wood16 | RentalOwner April 2019

burning oven if the barbecue or wood-burning oven is used on the same premises and is relatively close to the MEHKO, not accessible to the public, is not a fire hazard, and meets California Retail Food Code §114143 requirements.

• The food may also be sold and delivered through an internet website or a phone based mobile app belonging to an Internet Food Service.

operation from using the word “catering” or any variation of that word in a listing or advertisement.

The bill would require a microenterprise home kitchen operation to include specific information, including its permit number, in its advertising. The bill would prohibit a third-party delivery service from delivering food produced by a microenterprise home kitchen operation.

There are some restrictions: • Food prepared in a MEHKO is limited to 30 meals per day or 60 individual meals per week and sales cannot exceed $50,000 annually.

• People are not allowed to create MEHKOs until the jurisdiction creates such rules.

• The food must be prepared that day and be eaten onsite or be delivered to the customer.

• AB 626 allows homeowners and renters to establish MEKHOs, but a renter must check their lease agreement to see if there are any restrictions to operating a home-based business out of the rental unit.

• MEHKOs cannot be established in a vacation homes, second homes, RVs, or motor homes.

• Food prepared in a MEHKO cannot be sold to a retail or wholesale facility.

• The permit is non-transferable, the person operating the MEHKO must apply for a health permit again if they move to another dwelling unit.

• The MEHKO is not permitted to add cannabis, CBD, or kava to the foods they prepare.

The Southern California Rental Housing Association has concerns with MEHKOs. There are safety issues with AB 626, it does not require the operator to acquire additional insurance in case there a fire or accident. AB 626 does not require MEHKOs to obtain additional insurances or licenses if they are serving alcohol. There are also quiet enjoyment issues, presently rules do not require MEHKOs to operate during standard business hours.

The Association is communicating with the County of San Diego Staff about potential impacts of MEKHOs and changes or amendments to AB 377. Several cities and the county will be sending letters expressing concern with the current law and AB 377. The Association will provide future updates.

The Riverside County Board of Supervisors was expected to vote on the new rules in March but the item was not docketed at the time the article was written. San Diego and Imperial Counties have not directed their staff to draft rules for MEHKOs. There was legislation introduced in February by Assemblymember Eduardo Garcia that would add more conditions to MEHKO operations. AB 377 would allow enforcement agencies to inspect more frequently and post reports about those inspections online. It would also prohibit an internet food service intermediary or a microenterprise home kitchen

April 2019 RentalOwner | 17

YOUR TRUSTED SOURCE FOR

WINDOWS & DOORS

INSTANT REBATE

6 MONTHS

Tuscany or Style Line only with 5 window minimum

ON APPROVED CREDIT

$25 PER WINDOW

SAME AS CASH

Valid for Milgard products only. Call for details, restrictions apply. Not valid with any other offer. Offers expire 3/31/16

1176 Morena Blvd San Diego, CA 92110 Mon-Fri 8am-5pm

family owned & operated since 1993 • VIP Customer Service

619.677.6511 6110 Yarrow Dr Carlsbad, CA 92011 Mon-Fri 8am-5pm & Sat 8am-4pm

760.764.4553 18 | RentalOwner April 2019

• Honest value • FREE in-home estimate

newmanwindows.com

• Convenient scheduling • Professional installation Lic #570472

California

CAPITOL NEWS

After defeating legislation last year that would have eliminated Costa-Hawkins, after defeating a local measure that would have brought rent control to National City, and after helping defeat Proposition 10 (a statewide rent control initiative), the Southern California Rental Housing Association took a whole ten minutes to catch its breath before being inundated with legislative proposals dealing with the rental housing industry. As with most years, many of the bills would have a negative impact on Southern California Rental Housing Association members and their businesses.

be amended to “stabilize” rents.

The bill currently states that the Legislature intends to stabilize rental prices and increase the availability of affordable rental housing. Bloom, the author of last year’s bill to eliminate CostaHawkins, clearly seeks to mandate some type of caps on rent.

In the paragraphs that follow, we review some of the worst offenders:

AB 53 (Reginald Jones-Sawyer, D-Los Angeles), would prohibit the owner of a rental housing accommodation from inquiring about or requiring an applicant for rental housing to disclose a

AB 36 (Bloom, D-Santa Monica) is a “spot” bill that will eventually

Governor Newsom (who did oppose Proposition 10), in his State-of-the-State speech, spoke of rent stabilization and encouraged legislators to craft a bill that he could sign. The Southern California Rental Housing Association will be engaged in all aspects of this debate.

criminal record during an “initial application assessment phase” as defined. The Assemblyman authored a similar bill in 2015, a bill that the Association helped defeat.

SB 18 (Nancy Skinner, D-Berkeley) establishes the Homelessness Prevention and Legal Aid Fund that would provide legal aid to tenants facing eviction or displacement, using competitive grants awarded by the Department of Housing and Community Development.

SB 329 (Holly Mitchell, D-Los Angeles) – mandatory Section 8 is back. Last year it was Veterans Affairs Supportive Housing (VASH) vouchers and the year before that it was mandatory Section 8; two bills that the Southern California Rental Housing Association helped kill. Now, mandatory April 2019 RentalOwner | 19

Section 8 is back and is authored

by Senator Holly Mitchell. The bill would require landlords to consider prospective tenants who use Section 8. It would make it illegal to deny a tenancy based on the applicant’s participation in the federal Housing Choice voucher program by expanding the definition of source of income to include housing subsidies paid by the government directly to landlords. Existing law makes it illegal to discriminate against a prospective tenant based on the applicant’s source of income; however, Section 8 housing vouchers do not legally meet the source-of-income standard.

SB 529 (Maria Elena Durazo, D-Los Angeles) would authorize members of a tenant association, by a majority vote, to withhold

rent payments for up to 30-days in response to grievances or complaints with the landlord.

Essentially the bill would provide members of tenant groups a form of “just cause” eviction protections. Here are some key concerns: • It does not specify what types of grievances would allow for a rent strike.

• No matter the dispute, landlords would be required to meet with the tenant group to resolve the matter and provide a written account of any changes planned as a result of the meeting.

• A landlord who doesn’t strictly comply with these requirements would be required to waive the rent that’s been withheld.

• Under the bill, any landlord wanting to evict a member of a

tenant association would have to spell out, in writing, the grounds for terminating the tenancy.

• Retaliating against a renter over his or her participation in a tenants group could subject owners to civil actions with penalties as high as $10,000 for each retaliatory act.

Needless to say, the Association and its lobbying team will be engaging on this piece of legislation.

There are also a number of spot bills* introduced by Assembly Member Chiu, Assembly Member Bonta, and others, both in the Assembly and Senate, that we expect to be amended to negatively impact the rental housing industry in California.

The Southern California Rental Housing Association will be closely monitoring these bills and reporting on them once amended. *Spot Bill: A bill that amends a code section in such an innocuous way as to be totally nonsubstantive. The bill has been introduced to assure that a germane vehicle will be available at a later date after the deadline has passed to introduce bills. At that future date, the bill can be amended with more substance included. (Source: http://leginfo. ca.gov/glossary.html)

20 | RentalOwner April 2019

© Disigner | Dreamstime.com

By: Melissa De Marco, FBS Property Management, AMO

2019

EARTH DAY is an annual event, celebrated this year on April 22nd, to demonstrate support for environmental protection. San Diego Earth Works will host the annual event for the 30th time. The earth fair at Balboa Park attracts around 60,000 visitors who 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 celebrate Earth Day:

1. Use public transportation when possible: the fewer cars on the road the better!

2. Fix your leaks: fixing leaky faucets can mean big water savings.

3. Save a tree: sign up to receive bills electronically.

4. Compost food scraps and yard waste: reduce the waste in landfills.

5. Donate items (clothes, home goods, etc.) you no longer need: someone can reuse it.

6. Head to the car wash: go to a car wash that recycles the water.

7. Carry a reusable water bottle: save money and reduce one-use plastic consumption.

8. Take your phone charger out of the wall: it uses energy even when it’s not charging your phone.

9. Choose efficient fixtures: conserve water with low-flow toilets, efficient shower heads, and WaterSenserated dishwashers and washing machines.

10. Update your lighting: see savings by upgrading light bulbs and switching to solar for outdoor lighting.

11. Pick up trash: participate in cleanups with I Love A Clean San Diego (www.ilacsd.org).

12. Turn your thermostat down two degrees in winter and up two degrees in the summer: this simple

change reduces your carbon footprint by 2,000 pounds.

13. Save your pasta water: let it cool, and your plants will love it.

14. Take the stairs: skip the elevator to save energy.

15. Install rain barrels: by collecting rain and storing it in a tank or cistern, you can create an alternative

supply that won't tax the groundwater or result in high water bills.

HAPPY EARTH DAY!

April 2019 RentalOwner | 21

Title Sponsor

Welcome to Hollywood!

The 2019 Education Conference & EXPO brings together independent owners, property managers, leasing professionals, and maintenance techs for an exciting day of education, networking, and prizes.

Held at the San Diego Convention Center, Exhibit Halls F & G, Southern California Rental Housing Association hosts one of the largestrental housing conferences in the region.

Join the fun and register today!

Register online at bit.ly/2019EXPO or call 858.278.8070.

22 | RentalOwner April 2019

Day at A Glance 8:00 a.m.

Ask A Professional FastEvict.com Law Group, Chanel A. Di Blasi, Kimball Tirey & St. John LLP Speakers: Patti Widget and Helen Grace Wong Get your operational questions answered by the professionals. This popular session draws a big crowd, so be sure to arrive early!

Sponsored by AppFolio 10:00 a.m.

Legislative Update Speakers: Patrick Moran, Aaron Read & Associates, LLC and Molly Kirkland, Southern California Rental Housing Association Find out what's on the radar this season with this update from legislative advocates led by the Southern California Rental Housing Association.

11:00 am.

Source of Income Discrimination Ordinance Speaker: Branden G. Butler, Fair Housing Center of the Legal Aid Society of San Diego Did you miss out on the first training session on the Source of Income Discrimination Ordinance?

Now is your chance to learn about this rule that will impact residential rentals in San Diego.

Sponsored by ASAP Drain Guys & Plumbing 12:40 p.m.

Self Defense Speaker: Tad Anderson Always be on your guard and ready to defend yourself with the practical demonstration.

1:30 p.m.

Growing Up Digital: Millenial & Gen Z Renters Speaker: Mary Kaye O’Brien, Zillow Discover what you need to know to respond to the expectations of Millenial and Gen Z renters. This seminar led by Zillow will help you understand the amenities and perks that Millenial and Gen Z have come to expect.

2:30 p.m.

APCD Regulation 1260 (Asbestos) Speaker: Vihn Pham, Envirocheck What's your understanding of APCD Regulation 1260 (Asbestos)? Find out what you need to know to be in compliance with the new regulation.

2:45 p.m.

Active Shooter Training Speaker: Sergeant Joshua DaFoe, San Diego Police Department Prepare yourself with this important training led by the San Diego Police Department. This class is back by popular demand, so arrive early.

3:00 p.m.

Trouble Shooting Maintenance Phone for Owners and Managers Speaker: Lucinda Lilley CPM, GRI, FBS Property Management, AMOÂŽ Save yourself time and money with these helpful tips for troubleshooting maintenance problems over the phone. Led by FBS Property Management, you'll gain tips you can put to use.

Thank you to our 2019 Education Conference and EXPO Emcee Mike Baldwin!

Maintenance Mania Competition New Start Time at 1:00 p.m.

Cheer on your favorite team of maintenance techs during our annual Maintenance Mania Competition. From the timed skills test to the crowd-favorite race car competition, this fun event puts the spotlight on the professionals who keep the rental industry running smoothly!

April 2019 RentalOwner | 23

2019 Member Survey Be on The Lookout for The 2019 Member Survey!

Southern California Rental Housing Association is dedicated to serving the needs of our members.

To help ensure we are fulfilling our mission and providing the products and services needed by our members, we will be conducting a survey this spring.

We ask that you take a few minutes out of your busy day to complete the short survey. The data gathered will be used by the Association to improve our programming, products, and communications.

Please contact Lindsey Lee at llee@socalrha.org if you have questions.

Š Melpomenem | Dreamstime.com

24 | RentalOwner April 2019

Call for Nominations 2020 Board of Directors

The Southern California Rental Housing Association is accepting applications from eligible members interested in serving on the Board of Directors.

Each nominee must be a member in good standing, demonstrate knowledge at the state and/or local level or have relevant experience within your company.

Email Alan Pentico at apentico@socalrha.org with Southern California Board of Directors Application Request on the subject line, to receive an application. This email should be received no later than June 30, 2019.

April 2019 RentalOwner | 25

Ser ving All O f San Diego County Ca li for n i a State Cont rac tors License #748915

SDCAA member since 1977

E X PE RT Refini shi ng of Po rce l a i n and Fi b ergl ass S u r f aces 619-265-9200 858-642-9200

North County 760-940-9200

Bathtub Refinishers • Expert porcelain and fiberglass refinishing • Repairs of chip and cracks or completely refinish • Weak bottoms

Bathtub Liners • Designed to fit over your existing tub.

• Commercial and Residential • Will not disturb plumbing, walls or floor.

• Will not chip, dent, crack or peel.

• Installed in just two hours for same day use.

All of o u r S er v i ces: • Porcelain Sinks • Porcelain Bathtubs • Wall Sinks • Bath Bowls • Kitchen Sinks • Kitchen Counter Tops 26 | RentalOwner April 2019

• Fiberglass Bathtubs • Fiberglass Showers • Pedestal Sinks • Vanity Counter Tops • Tile Surrounds • Wall Surrounds

• Crack & Chip Repair • Plumbers Cutouts • Terrazzo Pans • Complete Support & Cutouts

Trusted Adviser

10 Lessons from Others’ Mistakes ~ Wisdom from the Files: Why Smart people Make Dumb Money Mistakes Terry Moore CCIM Charles and Lizzie are some of the smartest people I’ll never close with. Both were the brightest and hardest working kids in the class.

This true story is not told to impress you; it is to impress upon you that wise expectations and appropriate behavior can bring superior results Smart people …

Lizzie and Charles are on the fast track at work. Their income exceeded $150k years ago. They are justiably proud of their accomplishments. The other soccer parents think that Charles and Lizzie have it together. Before they travel overseas they read about the culture and history of their destinations. They listen to guides about local customs and aim to minimize faux pas.

They made money on their rst rental house in a tertiary market. His parents had also been landlords so they began with more experience than most investors. They were smart and avoided paying taxes early. They did a tax deferred (1031) exchange.

Charles & Lizzie expected buying apartments would be easy. A great lender recommended me, because I had successfully served 200+ apartment buyers. … dumb outcome Unfortunately they ultimately bought a mediocre investment after fumbling three better opportunities. Instead of winning easily, as they expected, they felt bruised and insulted; they wasted time and money.

They never read The Ugly American about a self-centered blundering oaf who offended people in many nations. Charles and Lizzie’s self-absorption and faulty assumptions stopped them short of their potential.

Ten concepts they had not accepted: 1) Income property provides

opportunity; it does not guarantee success. They did not understand the difference between being consumers of depreciating products and investors trying to capture the best of a few income producing opportunities.

2) Sellers owe nothing to potential buyers, until there is a signed contract. Lizzie & Charles wanted condential nancial information from the seller before they even wrote an acceptable offer. Buyers receive due diligence information after, not before, there is a contract.

3) Customer is not always right. The landlord (seller) does not expect to ever do business with the investor (buyer) again.

That is different from Nordstrom or the car dealer. The sellers rejected the notion that Charles and Lizzie needed to be catered to.

Lizzie and Charles were surprised that multimillionaire sellers did not make everything easy for them.

4) Smart people gain from coaching.

Arrogance blunders and offends. Income property buyers ultimately have access to the same information that house buyers do, but the sequence is different. Charles knew how houses sell. He was “too busy” to learn the reasons behind the customs an of income property purchase. For example when Smith wants to buy Jones’ home, the buyer can come in many times before writing an offer.

The seller will tolerate the intrusions in hopes of collecting cash at the sale. Charles and Lizzie wanted to be able to see the inside of tenants’ homes before submitting an offer. The seller, not the tenant, receives the proceeds, and tenants lose privacy with no benet. Disturb tenants too much and they leave. In overseas travel Charles & Lizzie were respectful; in the income property arena they were rude and presumptuous.

5) Wise counsel is a bargain, even though learning is inconvenient. These hyperactive buyers wanted services provided to them, when and how it was convenient to them. They did not know what they did not know and were unwilling to talk on the phone or meet to ensure that they were well prepared. They did not trust the expert guide. Only when it was too late did Charles and Lizzie discover that their knowledge had gaps.

6) Win-Win negotiating means that buyers trade extra commitments in order to gain unusual favors from the seller. Charles and Lizzie could have eliminated competition from their best opportunity. If they had been willing to release some cash to the seller, the seller would have seen their commitment to selling their rent house. When they wanted the apartment seller to absorb a risk they controlled, the seller refused their offer.

Within weeks seller obtained more money with no extra risk.

7) Real estate contracts require both sides to perform as agreed. These upscale consumers are used to free trials and no risk options. In the next best opportunity, they were stunned to discover that they needed to fulll their commitment before the seller would consider making a concession.

When they breached the agreement, they lost their second best option.

8) Trustworthiness is not related to commission. Charles and Lizzie falsely assumed that all brokers and lenders lie because they receive commission. Some people do lie. Character, not means of payment, determines whether someone is trustworthy.

9) Income property owners set policy for their assets; the buyer is not bound by seller’s policies. When Lizzie saw seller’s poor management she acted as if it would always be that way. They ignored any benetthey’dreceivefrombetter polices. In contrast, savvy investors know solvable problems are easy ways to create more income. That mistake cost them their third best option. Within three days another investor saw property, recognized the opportunity and captured it.

10) Reection can produce wisdom.

Charles and Lizzie committed folly. They were warned of the risks of their choices and blundered anyway. When we last talked it was not obvious whether they realized how much potential income and wealth they had fumbled.

We all make mistakes; many people learn from their errors. Wise folks learn from other people’s mistakes. Our current clients benet from what our team has learned.

May you avoid folly and make wise choices.

For more than a generation, Terry Moore, CCIM has helped investors make important investment choices. You can reach him at 619-889-1031 or tmoore1031@gmail.com or SanDiegoApartmentBroker.com. He is a principal of ACI Apartments, San Diego County’s most active income property brokerage rm. In 2014 he was selected as San Diego Daily Transcript’s rst “Trusted Advisor.”

April 2019 RentalOwner | 27

28 | RentalOwner April 2019

m o r f ? e n r k a a e u L q h O t r G a E E I E D G

t Can

Wha

SAN

A R O CH

© Petrovich11 | Dreamstime.com

N A e th

ahabi,

By Ali S

“Here’s who to thank that we all survived the quake on Friday,” a headline in the Anchorage Daily News recently read.

Striking images from the November 30 earthquake show Vine Road near Wasilla fractured and broken as the earth beneath the two-lane highway gave way.

In other places, walls cracked, pipes broke, dishes shattered. But given the force of this temblor, the impacts — with no fatalities — were relatively mild.

Keep in mind that this 7.0-magnitude behemoth was larger than the 1994 Northridge and 1989 Loma Prieta earthquakes, which caused a combined 120 or

more fatalities, 12,457 injuries and as much as $55 billion in damage.

Whom does Anchorage have to thank that they survived the quake?

“An unsung cadre of engineers,” the opinion piece stated. The writer praised the city and its leaders for learning from the devastation the city suffered from the Great Alaskan Earthquake of 1964, and becoming more resilient against the next “Big One.” It is true that Alaska is a more sparsely populated area, so naturally, damage would be considerably less than what a Southern California quake of that

nc.

smic, I

m Sei Optimu

magnitude would bring.

But the fact is that the city of Anchorage took definite steps to prepare itself, knowing that other major earthquakes would come. Stricter building codes and retrofits occurring since 1964 were instrumental in minimizing the damage from this recent quake.

No doubt they saved lives, too.

California, like Alaska, has a long history of large earthquakes, and fortunately for everyone, many cities in our state are also enacting ordinances requiring retrofits of buildings proven to be vulnerable in an earthquake.

April 2019 RentalOwner | 29

The Threat in San Diego Locally, seismologists predict that the Rose Canyon fault could cause a 6.9-magnitude fault that would kill hundreds or even thousands.

This is due in large part to the fact that building codes for the city were relatively lax in the early years, based on the perception that there are fewer earthquakes here.

These lower standards, particularly in light of new discoveries about the Rose Canyon fault, have put the city very much at risk.

The tradeoff, seismologist Lucy Jones explained to the San Diego Union-Tribune, is that the city now has more vulnerable buildings and infrastructure and a new and emerging threat of a major fault lying under its densely populated neighborhoods.

She said San Diego should consider following Los Angeles’ lead on building safety. A new law there

requires mandatory retrofits of quake-vulnerable buildings.

income necessary to cover the mortgage.

Retrofits Benefit Building Owners, Society Alike It’s universally understood that safer structures benefit society on a social, economic and environmental level.

Researchers at Caltech recently determined that for every dollar spent in retrofitting soft-story structures, property owners could expect to save up to $7, and that study didn’t factor in loss to contents, alternate living expenses or deaths and injuries – all of which would have significantly increased the cost-to-benefit ratios.

Lesser known is that retrofitting a vulnerable building makes sense for building owners, too.

Retrofitted buildings with little or no damage following a major quake will continue to provide the income owners need to pay the mortgage on the property.

This is an important point because apartment owners will still be required to pay on their mortgage even if their property is redtagged.

On the other hand, if your property is red-tagged, you will be financially responsible for potential liabilities, relocation assistance, demolition and cleanup of the property, all without the

The leaks STOP here!

• Decks • Balconies • Below Grade • French Drains • Exterior Painting

Medrano Co. Deck coatings & waterproofing (619) 264-3434 www.medrano.co

A+ Rated BBB * SWIR Member * SDCAA * Lic #627751 30 | RentalOwner April 2019

In a separate study, the university determined that seismic retrofits are cost-effective when projected annualized loss would be reduced by 50 percent or more at a cost that would equal no more than 10 percent of the replacement cost of a building.

Throughout Southern California, literally thousands of building owners are taking steps to protect their assets and tenants from disaster. Being informed is the first step.

If you believe your apartment building is at risk, contact a reputable and experienced seismic retrofit company and ask for a free consultation. Knowing the risks and benefits associated with your building is an important part of responsible property management.

Ali Sahabi has been a licensed General Engineering Contractor (GEC) since 1993, and is a principal at Optimum Seismic, Inc. He has completed hundreds of seismic retrofitting and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.

April 2019 RentalOwner | 31

EVERYidea EVERYinnovator EVERYOPPORTUNITY EVERYSOLUTION Where everything comes together.

Registration is Open!

Experience the incomparable energy of Apartmentalize, where more than 10,000 rental housing innovators, 500+ exhibitors and 150+ speakers come together. Exploring trends and discussing solutions in 60+ education sessions, networking events and the NAA Exposition, you’ll come away with the collective insight of the industry’s most vibrant minds.

registernow

APARTMENTALIZE

32 | RentalOwner April 2019

Powered by

www.naahq.org/apt

June 26-28, 2019 Denver

Why

Harassment Prevention Training Is An Essential Training For Your Company This Year

By Jennifer Jacobus and Nicole Lucas, San Diego Employers Association For rental property owners, there are many regulations to stay informed about from a legal and business perspective, it can feel like more than a full-time job. When it comes to managing your employees, a law regarding the regulations for harassment prevention training changed as of January 1, 2019. This new law means that employers with five or more employees are now required to provide harassment prevention training to their teams at both the manager and non-manager levels.

There are many reasons harassment prevention training is important for companies, beyond the fact that it is required by law. As more and more news

stories illuminate how common harassment can be in the workplace, one of the best things employers can do is provide their team an effective and practical harassment prevention training. We at San Diego Employers Association (SDEA) offer an interactive and engaging training which educates people on how to address harassment in the workplace, whether it is something an individual is experiencing personally or whether it is something one sees or knows that a colleague is facing. The training emphasizes the important difference between intent and impact and what appropriate behavior is for the workplace, even if it does

not rise to the level of illegal harassment under the definition of the law. SDEA’s harassment prevention training addresses communication and reporting and empowers participants by providing information and tools so they can effectively address a harassment complaint, no matter their position.

Among the benefits of providing harassment prevention training is that, in addition to providing practical information, it sends a message that how employees are treated is important and affirms that harassment will not be tolerated. Training also ensures all team members, whether managers or non-managers,

April 2019 RentalOwner | 33

®

Foundation Repair - Residential - Commercial - Field Evaluations - Deep Driven Steel Piles - Epoxy Crack Repair - Polyurethane Void Fill - Eco-Friendly - Financing Available - Lifetime Warranty

Helical Pile

Driven Pile

have the information they need to effectively and proactively address harassment when they see it– providing the tools to handle a challenging situation in the moment. This creates a work environment of transparency and helps ensure employees feel comfortable coming forward to report incidents as they arise.

Companies interested in scheduling harassment prevention training have a number of options, including on-site training at your business, delivered in an interactive format by an HR expert. Companies may also have people take training in person at SDEA or via webinar, offered regularly throughout the year.

training. For on-site training at your company, the discounted Southern California Rental Housing Association member prices are $1,499 for the two-hour managerial training and $749 for the one-hour training. To learn more about SDEA’s harassment prevention training or to schedule your training, visit www.sdeahr. org, email info@sdeahr.org or call 858.505.0024.

Southern California Rental Housing Association members who are interested in scheduling Harassment Prevention Training with SDEA are now qualify for a special 10% discount. The member cost for the classroom or webinar training is $69 per person for the two-hour manager training and $35 per person for the non-supervisors one-hour

Call The Experts!

619-726-0052 info@ramjackpacific.com LIC# 1003878 34 | RentalOwner April 2019 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

moc.emitsmaerD | otnaysuR suluaPŠ

Can I Ever Retire from Real Estate?

By: Jason McMurtry, Founder & CEO, 1031 Capital For most people, the American dream includes building a nest egg during working years then generating passive income from that nest egg upon retirement.

Yet for people who built their nest egg by investing in real estate, the dream can be more complicated.

While real estate can be a fantastic way to generate retirement income, many retirees find it difficult to escape the burdens of apartment ownership once they retire.

capital gains tax, some apartment owners may feel they are destined to work forever, but are they?

A great management company can significantly reduce the dayto-day stress and complexity of owning apartments, especially when owners feel comfortable turning over major operational and financial decisions to their property manager.

In 2018, real estate investors around the US collectively invested about $2.5 billion in structures known as Delaware Statutory Trusts (DSTs)1. These vehicles allow certain investors to leave the burdens of direct real estate ownership behind, and become truly passive owners.

(Under a 2004 IRS Revenue Ruling, properly structured DSTs may be used as replacement property for tax-deferred 1031 exchanges.) This means qualified investors may be able to sell their current property, defer the capital gains taxes via a 1031 exchange, then invest the proceeds into any number of available DST investments.

However, there are some critical duties that owners can never really delegate. In most cases, things like: when to put on a new roof, refinancing loans, dealing with lawsuits, and major financial decisions simply cannot be handled without owner involvement. Short of selling the property and paying a significant

Unlike being the sole owner of direct real estate, investors in DST are not involved in operational responsibilities related to financing, escrow, dealing with property managers, tenants, maintenance, repairs, etc. The DST managers handle all of those matters and more. The investors relinquish the responsibility and

control over to the DST manager.

This can be a great option for someone who wants the benefits of real estate ownership without all the burdens normally associated with owning real estate directly.

One of the big differences between investing in DSTs versus investing in direct real estate is the due diligence process. The typical process for investing in real estate involves some basic due diligence, then a purchase agreement is signed, then the investor does a much deeper dive, reviewing rent rolls, environmental reports, appraisals, property inspections etc. to determine whether or not they actually want the property.

Investors in DSTs, however have much of that information up front. The due diligence materials needed to make a decision are provided in the Private Placement Memorandum and other available due diligence documentation.

These documents list risks, limitations, any conflicts of interest, reports, appraisals, rent rolls, etc. to assist investors when making a decision. If the investor likes what they see, they can April 2019 RentalOwner | 35

simply invest no bidding wars with other investors to close the deal. If they don’t love what they see, they can simply move on to another DST, or decide not to execute a transaction at all. No deposits are ever needed to review DST options.

In many ways investing in DSTs is similar to investing in direct real estate but with some additional risks and higher fees. DST risks include all of the risks of investing in any other real estate. Tenants could stop paying rent, there could be hidden problems with plumbing, electrical, etc. There could be natural disasters that affect the property performance.

Investing in DSTs brings with it an additional level of risks however for a variety of reasons.

First, unlike direct real estate, DSTs do not have a national liquid market in which to sell.

Investors are expected to maintain their investment until the DST managers sell the underlying property and return capital to investors. Second, investment performance is, in large part, determined by the DST manager’s ability to execute their business plan. The fact that DST investors don’t have to arrange financing, complete escrow, deal with property managers, tenants, etc. means that the DST managers are doing all of those things and they get paid to do it. As a result, the fees associated with investing in DSTs are considerably higher than investing directly into real estate.

The activities of DST managers are limited. When the IRS issued Revenue Ruling 200486, they put significant restrictions on the things DSTs can do. For example, DSTs cannot swap out properties, refinance loans, or make major property

improvements, etc.

Whether the benefits of relinquishing the burdens and stresses of real estate ownership outweigh the risks and limitations of DST investments is a personal decision and there is no ‘right’ answer for everyone. But as the population of apartment owners ages, it’s easy to see why the popularity of DST investments has increased.

1031 Capital Solutions is a branch office of DFPG Investments, Inc. Securities and Investment Advisory Services offered through DFPG Investments, Inc., Member FINRA/ SiPC Program Detail Report, Mountain Dell Consulting, Nov. 16, 2018

1

WASTE & RECYCLING SERVICE Dependable Disposal & Recycling is a San Diego family owned and operated waste and recycling solutions company since 1997. We provide waste and recycling collection services to multifamily, commercial, industrial and construction companies throughout San Diego County.

We offer various sizes of commercial front load and roll-off containers to serve your waste and recycling disposal needs.

For more information or to request a quote, please contact us at:

(619) 460-3551

36 | RentalOwner April 2019

www.ddandr.com

SDEA’s Harassment Prevention Training Special Discount for Members of Southern California Rental Housing Association

As of January 1, 2019, companies with 5 or more employees are required to provide Harassment Prevention Training to managers and non-managers. SDEA offers 1 hour and 2 hour training options, which can be conducted on-site at your company, at SDEA’s training facility in Kearny Mesa, or via webinar. San Diego Employers Association offers members of Southern California Rental Housing Association a discount on their Harassment Prevention Training, reflected below:

Training at SDEA or by webinar

Member Cost: $69/person $35/person

Onsite at the Member’s Business (up to 30 people)

Member Cost:

Supervisors/Managers – 2 hour training Non Supervisors – 1 hour training Supervisors/Managers – 2 hour training Non Supervisors – 1 hour training

$1,499 $749

To inquire about any of these trainings or to register into one of SDEA’s Harassment Prevention Training classes, email info@sdeahr.org, call 858-505-0024 or visit www.sdeahr.org.

San Diego Employers Association | info@sdeahr.org | 858-505-0024 | www.sdeahr.org

April 2019 RentalOwner | 37

160 Exhibitors | Education Seminars | Maintenance Mania Competition

Lights, Camera, Expo! Now Presenting...

2019 Education Conference & EXPO Tuesday, April 30, 2019 San Diego Convention Center, Exhibit Halls F & G

Win Cash & Prizes Exhibit Hall Open

9:00 a.m.-4:00 p.m.

Maintenance Mania Grand Prize Drawings 1:00 p.m.

New Start Time!

11:50 a.m. & 3:50 p.m.

Register Today!

Pre-Registration for Members: $5.00 | Pre-Registration for Non-Members: $25.00 Register Before Monday, April 22, 2019 for Pre-Registration Savings

Members at The Door: $10.00 | Non-Members at The Door: $35.00

Visit bit.ly/edconexpo or email events@socalrha.org for details.

#lightscameraexpo

38 | RentalOwner April 2019

CELEBRATING 1967 Jerry Van Stelle 1968 Clairemont Rental Properties 1968 Katherine L. Ries 1969 La Casa Bonita Apartments 1970 James and Mary Sue Hamilton 1970 Robert and Patricia Lijewski 1971 Thomas and Marjorie Tanana 1972 Mary Ann Taylor 1972 Sue and Vince Cooke 1975 Marshall Wilson 1977 Ben Gallardo 1977 Pacific Realty Sales & Management 1977 Steven Norman 1978 Linda Cocking 1978 Robert and Rita Konczalski 1979 Lockwood Family Trust 1979 Tom LeDuc 1980 Jaswant Toor 1981 Ilda Molé 1982 Park La Jolla Apartments 1984 Klein Family Trust 1985 John and Susan McCleary 1986 David and Susan LaRose 1986 LaBahn's Landscaping 1986 PAB Properties 1987 Juniper Management 1987 Pacific View Companies, Inc. 1987 Tom Miles 1989 Guava Gardens Apartments

an ANNIVERSARY this Month

10+ years of membership

1990 Pacific Commercial Management, Inc 1990 Nancy Biberacher 1990 Sid's Carpet Barn, Inc. 1991 Apache Asphalt & Seal Corp.

1991 Olga Porteous 1993 Carol G. Swartz 1994 PCF Properties 1994 Suzanne Demong 1995 JHB California Properties, LLC 1996 Ruth Sewell 1997 Apartments.com 1997 Daniel Pei 1997 Mark Maeder 1997 Walsh Properties 1997 A & C International 1998 Kevin Swartzberg 1998 Sam's Heating and Air Conditioning, Inc. 1998 Sandy Duncan 1998 Sue A. Daugherty 1999 Adriano DaSilva, Jr. 1999 Carl Venstrom 1999 Pajak Properties 2000 Caren Urtasun 2000 Joe Gorst| Richard Nelson 2000 William Burgin 2001 Chris Russo 2002 Burt Chabot 2002 Korabeck Properties, LLC

2002 Lynn Adams 2003 Award Property Mgmt 2003 Lynn Congemi 2003 NPM Staffing 2003 Workright Property Services Inc 2004 Ronald Endeman 2004 Keith Meeker 2004 Lance Faucett 2004 Robert Brooks 2004 SunRidge Properties, Inc. 2004 Villa Gardens AMFLP 2005 David and Daniel Baumgartner 2005 Henry M. Miller 2005 Island Guy Properties 2005 Josie Hill 2005 Michael Pelloth 2005 The Stratton | Fairfield Residential 2006 3 in One Bathtub and Kitchen Refinishing Inc. 2006 Delta Properties 2006 Solomon's Mine, LLC 2007 Frank Portillo 2007 Sunset View Management Company 2008 Glen J. Honig & Norman Weitzberg 2008 Rich and Tammy Gildersleeve 2009 Kevin Fayad Real Estate Services 2009 Margherita Cianflone 2009 New Way Landscape and Tree Service

© Viktoriia Yatskina | Dreamstime

Southern California Rental Housing Association Welcomes Our New Members

Owners

3 Birds Property 445 449 Palm LLC 4512 Upland Street MLA, LLC Ambassador Property Management Cana Properties LLC Cody Evans Deanna Richardson Diane Braune Jack R. & Carol H. Sanders JK Apartment Home JR & AB Kate and Peter Hand Lawrence & Linda Doherty Marilyn McEwan Mendlen Rental Michelle Oval Palisade Realty Parisi Portfolio Pinnacle Investments Rinsky & Barasch, LLC Rockley Curless Scott Slomba

SealCo Solana at Grand Stephen Cook Steven Kozmary Timothy Pawlak Tom Wilson Weilynn Chiang Xenia Diniz ZDEV LLC

Property Managers

Gotham JPI Development, LLC Vive II on the Park WRIGHT Management Inc.

Suppliers

City Wide Group of Companies Commercial Restoration Company Direct 1031 Exchange Mi-Box Pacific Bathtub Refinishers Inc. Rentometer April 2019 RentalOwner | 39

Celebrate Home National

Apartment Housing Month April 2019

The National Apartment Association (NAA) is celebrating the apartment housing industry with National Apartment Housing Month.

Throughout the month of April, NAA’s members, affiliates and supplier partners across the country celebrate working in the greatest industry—apartment housing!

Now is the time for NAA affiliates and supplier partners to start planning to Celebrate Home by hosting an education session, a property tour for local students or local charity event.

There has never been a more exciting time than NOW to be a part of the apartment housing industry.

#APTmonth 40 | RentalOwner April 2019

Check naahq.org/aptmonth for updates.

Education Events & 2019

APRIL

May

Tuesday, April 9 Fair Housing Fundamentals Southern California Rental Housing Association

Thursday, May 9 Balcony Inspections: How SB721 Affects You and Your Property Southern California Rental Housing Association

Wednesday, April 10 SDG&E Letter of Authorization Training Southern California Rental Housing Association Tuesday, April 16 Maintenance 101: Electrical and Plumbing Fundamentals (Course 1 & 2) Southern California Rental Housing Association

Tuesday, May 21 Maintenance 101: Kitchen Appliance Repairs (Excludes Refrigerator Repairs) / Refrigerator Repair Only (Course 3 & 4) Southern California Rental Housing Association

Tuesday, April 30 2019 Education Conference & Expo San Diego Convention Center, Exhibit Halls F & G

2019 Maintenance 101 Classes

Learn critical safety tips and fundamentals of residential maintenance during this popular course series. These in-depth maintenance classes are designed for independent owners and novice maintenance techs. Register today before classes fill up!

Tuesday, April 16: Plumbing & Electrical Fundamentals Tuesday, May 21: Kitchen Appliance Repairs/ Refrigerator Repair Tuesday, July 9: Make Ready Maintenance/ Safety On Site Tuesday, September 10: Heating-Gas & Electric/ Water Heater Gas & Electric Tuesday, October 15: Air Conditioning: Mechanical & Electrical

Reserve your seat at socalrha.org!

calendar

April 2019 RentalOwner | 41

Southern California Rental Housing Association

2019 Golf Classic Thursday, September 26, 2019

Enjoy stunning bay views and gorgeous greens during the 2019 Golf Classic to support the Industry Defense Fund.

Hosted by Southern California Rental Housing Association, this event is a premier opportunity to network with rental housing professionals over a game of golf.

Foursome $950 Members / $1,000 Non-Members Registration Includes: • Greens Fees • Golf Cart • Lunch & Dinner • Sponsor Gift & Goodie Bag • Beverage Tickets Sponsorships now available. Email events@socalrha. org or call 858.278.8070 for details.

Register online at www.socalrha.org!

42 | RentalOwner April 2019

Coronado Municipal Golf Course 200 Visalia Row | Coronado, CA 92118 11:30 a.m.

Registration, Putting Contest Driving Range, Lunch 1:00 p.m.

Shotgun Start 6:00 p.m.

Tournament Play Ends 6:15 p.m.

Reception & Dinner

2019 Mark of Excellence Awards

Call for Nominees

The Southern California Rental Housing Association is now accepting nominations for the 2019 Mark of Excellence Awards Ceremony.

The Mark of Excellence Awards are a way to recognize the hard work and dedication it takes to be a leader in the rental housing industry.

Know someone who sets the Mark of Excellence? Submit nominations to events@socalrha.org.

All nominations due by Wednesday, May 29, 2019, by 5:00 p.m.

Nominations Accepted for The Following Categories: • • • • • • • • •

Rental Community of The Year Property of The Year (35+ Years) Multi-Site Manager of The Year Property Manager of The Year Assistant Manager of The Year Leasing Professional of The Year Maintenance/Make-Ready Technician of The Year Good Neighbors of The Year Industry Partner of The Year (Company or Individual)

All nominations due by Wednesday, May 29, 2019, by 5:00 p.m.

Email events@socalrha.org or call 858.278.8070 for more information.

April 2019 RentalOwner | 43

Partner Solutions

Members Can Save with Our Partner Solutions Visit www.socalrha.org for details!

44 | RentalOwner April 2019

© ©Andrii Yalanskyi | Dreamstime.com

Full House at First Source of Income Discrimination Ordinance Class

Nothing packs a room like a new law…especially one that may require participation in what can be a complicated program. On February 26, the Southern California Rental Housing Association was host to Branden Butler from the Legal Aid Society of San Diego, and several representatives from the San Diego Housing Commission.

With more than forty rental housing professionals in the room, it was no surprise that the many attendees stayed an extra hour to learn all they could.

Most of the questions centered on the process for approving Section 8 voucher holders, how the process works, and how long the inspection process takes. The Housing Commission shared that it continues to look for ways to streamline processes, including creating an online portal that will allow landlords to enter information and immediately see if a resident qualifies based on income. Here's a quick refresher on the City of San Diego ordinance…

In July of 2018, the San Diego

City Council adopted the Source of Income Discrimination Ordinance, sometimes referred to as “Mandatory Section 8.”

While the state of California has Source of Income protections, government-funded vouchers are not considered a source of income.

However, many local jurisdictions in the state, and in other states, have similar ordinances in place.

In California, cities like Berkeley, Santa Monica, Los Angeles, East Palo Alto, and San Francisco have source of income protections in place. By the way, all of these jurisdictions also have rent control. We should also note that legislation has been introduced at the state and federal level that would add vouchers as source of income.

Source of income is defined as all lawful, verifiable sources of income, or rental assistance from any federal, state, local, or nonprofit-administered benefit or subsidy program. It also includes any financial aid from any rental assistance program, homeless assistance program, security deposit assistance program,

or housing subsidy program, whether paid directly to the program participant, landlord, or representative of either. This includes Section 8 and VASH Vouchers.

Under the ordinance, it is unlawful for any person to do any of the following acts based on a person’s source of income: 1. To refuse to enter into or renew an agreement for tenancy; 2. To interrupt or terminate any tenancy; 3. To falsely represent that a rental unit is not available for tenancy; 4. To require inclusion in the terms of an agreement for tenancy any clause, condition, or restriction; 5. To restrict a tenant’s access to facilities or services on real property associated with the tenancy, or refuse repairs or improvements to real property associated with the tenancy.

April 2019 RentalOwner | 45

6. To make, print, publish, advertise, or disseminate in any way, any notice, statement, or advertisement with respect to a rental-unit, which indicates discrimination based on a person’s source of income.

7. To use a financial or income standard for entering into or renewing a tenancy that fails to account for any tenant’s or prospective tenant’s entire source of income 8. To use a financial or income standard that fails to account for the aggregate source of income of tenants residing together or proposing to reside together, on the same basis as the aggregate source of income of married persons residing together or proposing to reside together.

Enforcement 1. To file a source of income complaint, an alleged violation must occur on or after August 1, 2019.

that was being charged for the rental unit at the time of violation.

6. If the court determines that a violation occurred prior to a tenancy, then the court shall award to the individual whose rights are violated three (3) times the amount of one month’s rent that the landlord advertised for the rental-unit at the time of the violation.

7. The court may award punitive damages, as well as attorneys’ fees and costs of action.

to share concerns and experiences with the Section 8 program, while also hearing first-hand about the internal changes being made in anticipation of more landlords contracting with Section 8 residents.

If you missed this class, fear not.

More classes are on the calendar or being scheduled, including one at the upcoming Education Conference and EXPO on April 30.

Register online at bit.ly/2019EXPO or call 858.278.8070.

The Southern California Rental Housing Association has several seats on the Stakeholder Advisory Committee formed by the San Diego Housing Commission. This committee provides a unique opportunity for the industry

Bad Odors Costing You Rental Income?

2. A person claiming a violation of this law may file an action against a person in a court within one year after discovery of the alleged violation.

3. An aggrieved person may seek an injunction under this section.

4. The court may award monetary damages to an aggrieved person who proves a violation of this Division.

5. If the court determines that a violation occurred during a tenancy, then the court shall award to the individual whose rights are violated three (3) times the amount of one month’s rent 46 | RentalOwner April 2019

Superior Results In Odor Removal

Don't Let Smell Deter Qualified Renters!

NonScents Pro provides the most advanced, safe and environmentally friendly odor removal and odor control services throughout San Diego County.

Call today for a free consultation on your odor challenge.

858-291-0132 www.NonScentsPro.com

GREEK ISLES & ANCIENT ATHENS IN 2019 – April 22 - May 4, 2019 www.StewartTours.com

Partner Solution

JOIN US IN 2019

GREEK ISLES & ANCIENT ATHENS Traveling Around The World Together, Come Along!

Athens

Santorini © Bcboun ders

- Dreamst ime.

com

ime.com

mst dis - Drea

Tsartsiani © George

Crystal Serenity

m - Dreamstime.co © Ahmet Ariturk

Stewart Tours and Association Members are off to the ancient land of Greece next April.

Join us as we stand in the shadow of the Acropolis, step into the ring where Olympians first competed and contemplate the oracle’s insights while being surrounded by the grandeur of Delphi.

In Athens, we’ll also enjoy shopping and dining on the bustling Plaka. Our days will be filled with the best of Greece in this 4,000-year-old capital.

You can’t visit Greece without heading to the islands and we are doing that on one of the best cruise ships in the world, the award-winning Crystal Serenity with Crystal Cruises.

We’ll sail the glorious blue waters of the Aegean and visit Mykonos, Santorini, Rhodes, Crete and even Paphos on Cyprus. We’ll admire the Greek Isles’ sun-bleached ruins under piercing blue skies as the Aegean laps at an endless coastline.

The Greek culture is filled with passionate music, April 2019 RentalOwner | 47

delectable cuisine and a fascinating history rich with stories and legend.

We’ll start the tour with a fascinating four-night stay in ancient Athens and after uncovering Athens, we’ll cruise the legendary Greek Islands for a week of cultural and historical touring on the beautiful Crystal Serenity.

Come experience why Greece has drawn visitors to its shores for millennia, let this sparkling white-

washed land enchant you as we explore the very birth place of western civilization together in Stewart Tours style!

Visit StewartTours.com or call 1.866.944.3036 for more information and bookings.

Very limited space, so don’t wait!

Delphi

© Diete r

©

e.com - Dreamstim Alexstreinu

Hawlan

- Dream st

ime.com

Mykonos

SDCAA members & TERRY MOORE, CCIM have profited together for more than a generation.

Focused on your Investment Success!

Whether you need: brokerage consulting, valuation or just an unbiased, confidential ear, contact Terry.

You may have read his Rental Owner articles or the “Trusted Adviser” series in San Diego Daily Transcript.

A former SDCAA Director, Terry has taught and lobbied for SDCAA members.

His brokerage success rate 2.5 times the county average.

He has helped more than 400 households buy or sell rental property and his team is eager to serve you.

Contact him at: tmoore1031@gmail.com or SanDiegoApartmentBroker.com or 619-889-1031 48 | RentalOwner April 2019

OPERATIONAL SPOTLIGHT:

Rules for Bicycling & Skateboarding on Rental Properties Is it legal for a property owner to prohibit or limit the use of bicycles, rollerblades/rollerskates, scooters, or skateboards on their rental property? Unfortunately, these types of rules can lead to potential fair housing liability because they tend to impact children (and families with children) more than adults. As such, they can trigger fair housing violation based on familial status, even if the wording of the rule is age-neutral and applies equally to all residents.

This type of fair housing liability is known as “disparate impact” or discriminatory effect and occurs when an otherwise neutral policy disparately impacts one or more protected groups of people.

If a complaint was filed based on rules prohibiting these activities, it is possible that an investigator would visit your property to determine if there are any areas where the activities could be safely conducted.

The safest policy from a fair housing perspective would be to allow the activities and instead have rules that focus on the need to conduct them in a safe manner that doesn't damage property.

If you are considering the implementation of rules that limit or prohibit such activities like bicycling, skateboarding, rollerblading, etc. or other similar activities on a rental property, it is important to keep the following in

mind: 1) Property managers and owners must be cautious that the rules or policies prohibiting or limiting activities like bicycling, skateboarding, etc. on the rental property are within reason and not be construed as an excessive restriction on outdoor play, such as placing a blanket ban or restriction on any such activities anywhere on the rental property.

2) The property manager or owner may be able to defend a prohibition on the activity in a particular area(s) of the property if they can demonstrate, within reason, that the activity actually poses a serious threat of injury or property damage. For example, a property manager or owner might be able to make the case that riding bicycles on the stairs poses a serious threat of injury or that use of wheeled equipment in flower beds on a rental property poses a serious risk of property damage.

3) Any policies should be included in all rental agreements.

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

Property managers and owners must be careful that all of the property's policies and rules equally apply to all classes of residents. Be mindful of the

wording in the property’s rules and policies as it applies to your residents. Any rule and policy that targets any particular class of persons can constitute housing discrimination, and therefore a violation of state and federal Fair Housing law. For example, rules that only limit or prohibit all persons under age eighteen (18) from bicycling and skateboarding on the rental property can be viewed as age discrimination and a violation of fair housing law. In some cases, a property owner or manager can still be vulnerable to legal action for rules requiring adults to supervise children of a certain age who are bicycling or skateboarding or playing on a property’s playground or tot lot.

Placing blanket bans on all types of riding activity on a rental property could open the owner or manager to legal action. It may be acceptable to prohibit or limit the use of bikes and skateboards, but implementing similar regulations on the use of baby strollers or toddler push cars in all areas of the property can be viewed as excessive. Property owners and managers should be careful not to impose rules or policies barring or curbing such activities unless they can exhibit a clear threat or danger to persons or property.

This information is provided as a resource for Association members and does not constitute legal advice.

Call 858.278.8070 to speak with

our operational advisors.

April 2019 RentalOwner | 49

50 | RentalOwner April 2019

#

PROPERTY MANAGERS

Directory

5150 Baltimore Dr at the Crossroads................ ...................................................... (858) 793-8899 899 Kettner.................................(619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 Alexan ALX.................................... (619) 764-5316 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Ambassador Property Management..................... .........................................................(760) 945-8107 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 APSA Investments Corp.............(858) 610-2154 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..

(951) 461-3264 Ascent Real Estate..................... (858) 551-9600 Asset Property Management.................................. ........................................................(858) 560-9363 Avenue 5......................................(206) 582-3333 Award Property Mgmt.................. (619) 471-1755 B Benson Properties.................... (619) 977-0622 Berkshire Communities........... (408) 614-5587 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co............................... .......................................................(619) 220-8595 Bridge Property Management............................ ........................................................ (801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cabrillo Properties.......................(619) 832-0172 Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood.................................(619) 501-2838 Capital Growth Properties, Inc................................ ........................................................ (858) 454-8857 Casa Linda Apartments..............(619) 254-9513 Cavanaugh Properties.................(619) 395-1166 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 View Apartments|Greystar.............................. ..........................................................(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 D Delta Property Management............................... ........................................................ (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Elevate SD Properties..................(619) 535-8112 Essel Manager, Inc.................... (619) 239-4300 Eucalyptus Apartments............... (760) 519-1476 Euston Management.................(858) 793-8899 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta................ (951) 698-0628 Gables Oak Creek................... (951) 600-9696 Gables Residential Corporate............................. ....................................................... (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................ (619) 462-2082 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IDEA 1...........................................(619) 233-8900 IMT 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 IPI Property Management.......(858) 277-2700 J Jensen Properties.....................(858) 449-7294 JHB California Properties, LLC........................... ........................................................(760) 722-6421

Johnston Property Management, Inc................ ...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768 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 Lisa's Property Managment... (858) 243-8028 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management.........

(951) 676-1921 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 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property..................... (817) 795-4900 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management........(619) 296-9000 Parkdale Apartments | Norco Mgmt. Corp......

(760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 Pedro Ferreira............................(619) 224-0306 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside North | Greystar......... (949) 202-3991 Pinnacle Property Management Services, LLC (949) 250-5302 PMI South Coast........................ (619) 738-0353 Point Bonita Apartment Homes.......................... .........................................................(619) 371-3245 Prime Group| Coral Bay Park & Canyons......... ......................................................... (619) 276-1188 Prime Group|Avion at Spectrum......................... .........................................................(858) 277-9191 Professional Real Estate Management............. ........................................................(619) 297-7736 Property Management Connection................... ........................................................ (877) 951-7767 Providence Real Estate Management Corporation................................ (760) 525-8705 April 2019 RentalOwner | 51

R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc..................................... ........................................................... (619) 297-0274 REC Properties| Peñasquitos 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 Richman Property Services.........(813) 262-0401 River Bank Village | Winn Residential................... ........................................................... (951) 695-0120 River Oaks |Waterton Residential ......................... ........................................................... (760) 721-8585 Rohn Properties Management................................ ........................................................... (619) 990-7433 Rolling Hills Gardens | Greystar.............................. ........................................................... (619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1044 Sardo Properties...........................(619) 405-9418 Scott Management Company................................. .........................................................(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ....................................................... (760) 452-2900 Seapoint Properties, Inc.......... (858) 866-5636 Seventh & G|Greystar................ (619) 696-8096 Shapell Properties, Inc..............(323) 988-7590 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.................................... ...........................................................(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .........................................................(858) 751-6330 Sunset View Apartments | Greystar...................... ........................................................(760) 433-2900 SVN Asset Advisory Group...... (858) 452-9100 T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Apartment Company....... (858) 688-9307 The Enclave at Menifee (Sentinel Real Estate) (951) 679-5100 The Hanover Company.............(713) 267-2100 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC......................... .........................................................(858) 455-7711 The Terraces...............................(760) 735-5140 52 | RentalOwner April 2019

Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants................................ .......................................................(949) 299-0812 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339

W West Park Apartments|Sudberry........................ ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... ..........................................................(760)471-1262 Willin Properties....................... (619) 298-0500 Winn Residential........................(559) 435-3434

V Valor Property Management................................... ...........................................................(619) 415-7616 Vista Pointe Apartments (RCMI)............................. ........................................................ (951) 894-2439

Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

Reach San Diego’s largest audience with over

4.1 Million Print and Digital users with The San Diego Union-Tribune Rental Directory.

In partnership with the SDCAA tip of the week.

Special pricing for SDCAA members.

Contact Hung Luong at 619-718-5131 Or email: hung.luong@sduniontribune.com

SUPPLIER

Directory 1031 Exchange Services, & Trust Services

Direct 1031 Exchange............................. (720) 358-1031

Advertising & Marketing

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

Air Conditioning

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

Apartment Brokerage/Sales

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

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 SealCo.......................................................(760) 466-3779

Attorneys-At-Law

FastEvict.com Law Group.....................800-686-8686 Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Todd A. Brisco & Associates, APC...... (714) 634-2814

Backflow Testing

Pacific Backflow Company, Inc..........(760) 639-4000

Banks

Chase Commercial Term Lending..... (619) 464-0573 Opus Bank...............................................(949) 251-8250 Pacific Mercantile Bank........................ (858) 320-8410

Bathroom Refinishing

American Bathtub Refinishers.......... (619) 265-9200 Citiwide Restoration............................... (858) 231-2801 Pacific Bathtub Refinishers Inc............(619) 772-2535

Bathroom Remodeling & Refinishing

3 in One Bathtub and Kitchen Refinishing Inc............... .................................................................... (619) 575-9253 American Bathtub Refinishers............(619) 265-9200 Bill Howe Plumbing, Inc........................ (619) 286-6348 Calbath......................................................(949) 263-0779

Bathtub Liners

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

Bed Bug Services

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

Bee Removal

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

Blinds

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

Cabinet and Countertops

Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 Marjan Stone..........................................(760) 994-6008

Cabinet Refacing & Installation

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

Cable Television

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

Carpet Cleaning

Bonded Inc.............................................. (858) 576-8400 City Wide Cleaning Services, Inc.......(619) 938-2600 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Specialist Home Services dba. Accenture Carpet Company...................................................(619) 370-5073

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

Cleaning & Janitorial Services

Atlas Property Service......................... (858) 386-4578 City Wide Cleaning Services, Inc.......(619) 938-2600 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 Suite Cleaning.......................................... (619) 434-9961 Sunset Commercial Services...............(877) 536-2777

Coin-Operated Laundry Equipment

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

Collections

San Diego Gas & Electric...................... (619) 696-4318

Environmental: Asbestos/Lead/ Mold

Alliance Environmental Group, Inc.. (877) 858-6220 American Technologies Inc................. (619) 458-5979 Central Valley Environmental San Diego........................ .................................................................... (619) 838-4035 Envirocheck............................................(858) 952-6368 FACS..........................................................(510) 266-4600

Events

Amazing Craft Workshops.................... (619) 832-1278

Evictions

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

Exterminators

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

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending..... (619) 464-0573 PGIM Real Estate Finance................... (858) 275-5066 Point Loma Credit Union.......................(858) 243-7471

Fire Alarms

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

Fire Equipment Sales & Service

All County Fire, Inc................................. (619) 284-4770 Best Security & Fire Products..............(760) 781-5700 SSD Alarm............................................... (800) 888-0444 Symons Fire Protection........................ (619) 588-6364 Telgian Corporation...............................(877) 835-4426 WeSupplyIt.com....................................... (800) 541-3197

Fitness Equipment & Sales

Concrete Services

Flood Damage

Ram Jack Pacific.....................................(619) 726-0052

Construction and Remodeling

Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 Primeco Construction............................ (760) 390-3189 Workright Property Services Inc.......... (858) 751-6312

Construction Management

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

Courtesy Patrol

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

Floor Coverings

Bonded Inc.............................................. (858) 576-8400 Cali Bamboo............................................(858) 754-0444 Resource Floors, Inc. ............................ (858) 444-1260 Seamless Flooring, LLC....................... (858) 257-2586 Tarkett ......................................................(440) 248-4756 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

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

Brook Furniture Rental........................... (858) 271-0107 Cort Furniture Rental............................(858) 549-0800

Deck Coating

Furniture Sales

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

Decks and Patios

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

Drain & Sewer Cleaning

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

Electrical Contractors

Brokerage

911 Restoration of San Diego.............(858) 805-5864 American Technologies Inc................. (619) 458-5979 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company....(720) 427-2932

Energy Management

Advanced Exercise ..............................(858) 205-5800 Opti-Fit.......................................................(619) 822-7370 Out-Fit.......................................................(559) 970-6606 Technogym...............................................(201) 247-5735

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

ABI Multifamily....................................... (858) 256-7690 Doug Taber - Real Estate Broker......... (619) 483-1031

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

FastEvict.com Law Group...................(800) 686-8686 Genesis Credit Management.............. (310) 857-0272 Kimball, Tirey & St. John LLP................ (619) 234-1690

Boiler Repair

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

Employment Agency

Emergency Service Flood/Fire

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

Garage Door and Repairs

Garage Door Medics..............................(619) 363-7667

Gates

Controlled Entry Specialists, Inc......... (619) 670-8100

General Contractors

FSI Construction.......................................(972) 880-5171 Har-Bro Emergency Services & Restoration.................. ....................................................................(619) 398-0200 Larry O'Dell Construction......................(619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services.............(619) 401-7000

Heating & Air Conditioning

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

April 2019 RentalOwner | 53

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

Rentometer...............................................(888) 424-2175

Human Resources

American Technologies Inc................. (619) 458-5979 Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration............................... (858) 231-2801 FACS..........................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928

San Diego Employers Assoc............. (858) 505-0024

Insurance

Mold Inspections & Remediation

Farmers Insurance McWhirter Agency.619-463-7320 Ives Insurance Services, Inc.................(619) 224-5337 Renters Legal Liability........................... (801) 928-7015 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100 Successful Solutions, LLC.................... (619) 460-9433 Willis Insurance Services of California.858-678-2121

Mystery Shopping

Insurance Adjuster

NonScents Pro......................................... (858) 291-0132

The Greenspan Co./Adjusters International.................. .................................................................... (760) 405-4139

Internet Advertising Service

Apartments.com................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155

Internet Marketing

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

Internet Service Provider

Aletho Technologies............................ (877) 226-0355 Cox ........................................................... (858) 836-7582

Janitorial Services

Atlas Property Service......................... (858) 386-4578 Aztec Landscaping Inc.......................... (619) 464-3303 City Wide Cleaning Services, Inc.......(619) 938-2600 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 DAPA Services, Inc. "Customized Cleaning Solutions"...........................................................(619) 221-9292 GMI Cleaning-Security......................... (858) 244-7860

Kitchen Remodeling

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

Landscape Maintenance & Service

A Plus Tree Care, Inc.............................(866) 815-2525 Aztec Landscaping Inc.......................... (619) 464-3303 BrightView............................................... (858) 208-6394 Christian Landscape Company........... (619) 291-8678 LaBahn's Landscaping............................ (619) 579-9151 Landcare Logic......................................(858) 560-8555 Liberty Landscaping, Inc......................(951) 683-2999 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service............... (858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962 So Cal Tree Care, Inc............................(888) 706-8733

Leak Detection

ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530 Triple Plus LTD........................................ (844) 729-8775

Lenders

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

Locksmith

Odor Control

Real Estate

Paint Manufacturers & Supplies

Dunn-Edwards Corporation................ (619) 884-3866 Sherwin-Williams Co............................ (858) 496-8925 Vista Paint Corporation......................... (619) 277-6778

Painting

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 DONE-RITE PAINTING INC....................(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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

AMS Paving, Inc...................................... (858) 880-6133 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 Terminix Commercial............................. (619) 861-9534

PGS

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

Plumbing

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc....................... (619) 286-6348 Mega Western Sales............................. (310) 323-7900 Pacific Drain and Plumbing................ (760) 436-8600 Southwest Environmental, Inc........... (800) 307-5700 Workright Property Services Inc......... (858) 751-6312

ABI Multifamily....................................... (858) 256-7690 ACI Apartments...................................... (619) 299-3000 SVN Vanguard........................................... (619) 658-1113 Voit Real Estate Services................... (858) 453-0505

Refuse Removal

Dependable Disposal & Recycling..... (619) 460-3551 Republic Services Co............................ (760) 508-5119 Valet Living............................................... (813) 248-1327

Remote Video Monitoring

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

Renovations & Remodeling

AAA Refinishing Corp.......................... (800) 456-1492 Bill Howe Plumbing, Inc....................... (619) 286-6348 Interstate Restoration Group.............. (714) 978-6400 Larry O'Dell Construction..................... (619) 501-5252 McMillin Contracting Services............ (619) 401-7000 One Call Construction Services, LLC..(602) 558-6485

Renters Insurance

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

Repiping

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

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

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

Pool Furniture

Security Deposit

Pool Maintenance & Refacing

Security Guard Patrol

Plumbing Fixtures

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

Power Washing

54 | RentalOwner April 2019

Livable....................................................... (877) 789-6027

A-1 All American Roofing Company.... (858) 537-5177 Commercial & Industrial Roofing.........(619) 465-3737 Diamond Roofing..................................... (619) 295-3110 DILS Roofing & Exteriors..................... (760) 727-6000 Preman Roofing/Solar............................ (619) 276-1700 Premium Roof Services, Inc.................(619) 239-8880 Roofing Specialists of San Diego......(858) 922-5903 RSI Roofing & Solar............................... (858) 278-7200 Sully-Jones Roofing..................................(800) 611-3110

Maintenance & Repair

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

AppFolio.................................................. (866) 648-1536 Entrata...................................................... (949) 281-7293 Property Matrix........................................(800) 795-4100 ResMan..................................................... (972) 349-1406 Yardi Systems...................................... (805) 699-2040

Ratio Utility Billing Systems

Kern Key Services................................... (619) 341-3505

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

Property Management Software

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

Gardner Outdoor and Pool Remodeling......................... ................................................................... (619) 593-8880

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

Link Staffing Services............................(858) 874-3334 NPM Staffing............................................ (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

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

Aztec Landscaping Inc.......................... (619) 464-3303

Bald Eagle Security Services, Inc...... (619) 230-0022 Bastion Security..................................... (800) 783-5700 Brothers in Arms Security..................... (844) 458-1021 City Wide Protection Services, Inc.... (619) 938-2333 Signal 88 Security of San Diego.........(619) 363-7233

Promotional/ Logo Products

Security Services

Markably..................................................(800) 449-3809

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Career Strategies...................................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562

Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 GMI Cleaning-Security......................... (858) 244-7860 JDS Security............................................. (619) 781-8694 RBW Security........................................... (619) 255-7626 Security First............................................ (619) 243-3992 Stealth Monitoring.................................... (214) 341-0123

Seismic Retrofit

Termite Control & Repair

Sewer & Drain Line Video

Tile: Grout Cleaning & Sealing

Optimum Seismic..................................(323) 605-0000 ASAP Drain Guys & Plumbing............. (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Signs and Banners

Active Sign Company.............................(619) 477-4900 Sign Bracket Store..................................(888) 919-7446 United Design Group............................. (619) 490-6173

Slab Leaks

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

Smoke Free Housing

American Lung Association.................. (619) 297-3901

Software

Best Rate Repair.......................................(619) 229-0116 City Wide Cleaning Services, Inc.......(619) 938-2600

Towing Services

S&S Towing.............................................. (619) 818-3648 Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

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

Tree Services

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

Video Surveillance

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

RealPage, Inc.......................................... (877) 325-7243

Water and Energy Saving Retrofits

Storage Mi-Box...................................................... (858) 779-2600 Park Locker............................................. (559) 722-5068

Water Conservation

Submetering / Billing Services

California Sub-Meters........................... (858) 571-8999 Conservice Utility Billing & Mgmt....... (602) 481-7440 Guardian Water & Power.........................(877) 291-3141 Livable....................................................... (877) 789-6027 Minol USA................................................. (888) 766-1253 Multifamily Utility Company............... (800) 266-0968

Resident360........................................... (855) 360-9327

Window Coverings

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

Windows

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

Wood Damage Repair

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

Wrought Iron & Stainless Steel

Ornamentalic Inc..................................... (619) 733-5414

California Sub-Meters........................... (858) 571-8999 Livable....................................................... (877) 789-6027

Water Damage Restoration

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

Tenant Screening

Water Heaters

CIC ........................................................... (800) 288-4757 Moco Inc................................................... (800) 814-8213

Web Services

Bottom Line Utility Solutions, Inc..........(949) 707-1311

Bill Howe Plumbing, Inc........................ (619) 286-6348 Bonded Inc.............................................. (858) 576-8400 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928 PuroClean Emergency Services........ (858) 566-7876 Restoration Management Company.. (858) 935-1170 Servpro of Point Loma.......................... (619) 275-2802 SERVPRO of San Diego City SW & SERVPRO of Centre City/Uptown...............................(619) 269-5004 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove...........................................................(858) 527-1144

Telephone Services

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

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

Whether you have one rental or 5,000...

We’ve got you covered!

An SCRHA product powered by MOCO

SCRHA’s Screening Product Designed Specifically For YOU!

Screening starts at

$15.81 Resident Screening solutions that work for your business

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!

888. 762.7313 www.sdinfolink.com

credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification April 2019 RentalOwner | 55

ADVERTISER Index advertising 52 Union-Tribune 619-718-5131 air duct cleaning 5 Bonded Carpet 800-734-6801 banking 10 Opus Bank 858-480-6735 bathroom remodeling 50 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 26 American Bathtub Refinishers 619-265-9200 bathtub liners 26 American Bathtub Refinishers 619-265-9200 bathtub refinishing 50 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 26 American Bathtub Refinishers 619-265-9200 broker/real estate 48 Terry Moore 619-889-1031 carpet cleaning 5 Bonded Carpet 800-734-6801 carpet sales 5 Bonded Carpet 800-734-6801 coin-operated laundry equipment 8 WASH Multifamily Laundry Systems 858-279-1234 concrete services 34 Ram Jack Pacific 619-726-0052 20 Precision Trip Hazard Removal 760-658-6116 damage restoration 9 Hersum Construction 858-373-5900 34 Pacific Coast Construction 760-298-3170

56 | RentalOwner April 2019

deck coatings & waterproofing 30 Medrano 619-264-3434 34 Pacific Coast Construction & Water Proofing 760-298-3170 electrical contractors 13 Kennedy Electric 619-464-6568 evictions 15 FastEvict.com 800-686-8686 foundation repair 34 Ram Jack Pacific 619-726-0052 general contractors 34 Pacific Coast Construction 760-298-3170 kitchen refinishing 50 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 order control 46 NonScents Pro 858-291-0132 paving 16 AMS Paving 858-880-6133 pest control BC Corky's Pest Control 800-333-7138 25 Innovative Pest Solutions 800-871-9878 28 Lloyd Pest Control 800-223-2847 plumbing 14 ASAP Drain Guys and Plumbing 619-581-2127 17 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe property management IFC Harland Property Management 858-367-0343

refuse removal 36 Dependable Disposal 619-460-3551 security patrol 12 Signal 88 Security of San Diego 619-363-7233 sidewalk repair 20 Precision Trip Hazard Removal 760-658-6116 solar 6 Evolution Building Efficiency 866-615-8429 tenant screening 55 Infolink Resident Screening 888.762.7313 termite Control 24 Lloyd Pest Control 800-223-2847 towing 36 Western Towing 619-297-8697 utility billing system 13 Livable 877-789-6027 water heaters 14 ASAP Drain Guys and Plumbing 619-581-2127 windows 18 Newman Replacement Windows 619-677-6511 760-764-4553

100 Birthday th

Southern California Rental Housing Association's

The 2019 Education Conference & EXPO is 100 years in the making! We are proud to continue the tradition of hosting one of the largest education conference and EXPO for the rental housing industry in Southern California. This year will feature exciting new changes, a great lineup of educational seminars, and fantastic exhibitors. Early registration for members is $5.00 and includes full access to the event and a program at no extra charge.

Register today at bit.ly/2019EXPO for early-bird savings!

Fantastic Flashback!

Take a trip back in time...

2009 Education Conference & EXPO Share Your Memories!

Our Rental Industry Education Conference & EXPO is one of the favorite traditions for our members and rental housing professionals throughout Southern California. In fact, many of our exhibitors have been sharing their products and services at the show for decades! Want to share pictures of EXPOs past? Email scanned copies to publications@socalrha.org.

Looking for a reliable pest control company?

COMMERCIAL PEST MANAGEMENT TERMITE TREATMENTS FUMIGATIONS HEAT TREATMENTS

Look no further than Corky’s.

Tired of dealing with pest after pest? Turn to an established and experienced pest control company to service your property. Corky’s knowledgeable professionals can handle any pest challenge.

Since 1967, Corky’s has been effectively servicing Southern California. Our business is built on providing custom pest control solutions based on each customer’s needs and industry challenges. Corky’s licensed technicians work with you and your tenants on-site for immediate solutions as well as long term maintenance and prevention. And unlike most pest services, we physically remove the pests and the unsightly debris.

Access your account 24/7

Corky’s technology delivers the best in tracking, monitoring and exterminating pests. Our commercial service utilizes custom software and bar code technology to provide our customers with account data accessible online anytime, anywhere.

Go with a reliable company. Call Corky’s today for a free commercial consultation and estimate.

SPOT TREATMENTS TERMITE REPAIR AND CONSTRUCTION GUARANTEED TERMITE PREVENTATIVE PLAN RODENT SERVICE BED BUG SERVICE COCKROACH SERVICE FLEA SERVICE BEE SERVICE BIRD SERVICE BAT SERVICE GOPHER TREATMENTS

corkyspest.com 1-800-333-7138 Call for a FREE estimate.

Mon.- Fri. 7 a.m.- 9 p.m. • Sat. 8 a.m.- 5 p.m. © 2015 Corky’s Pest Control registered trademark

LANDSCAPE PLANT TREATMENTS