RentalOwner Magazine by Southern California Rental Housing Association

RentalOwner Magazine

February 2018

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Inside this issue:

Fair Housing Vacation Subleasing HR New Employment Law Update Tips To Get The Maximum Lifespan For Your Roof

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

Rental Criteria

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Contents page

Fair Housing for Yesterday, Today and Tomorrow Did you know that there are several exceptions when applying fair housing law to rental units? This article covers what fair housing is, who it protects and the exemptions on owner-occupied buildings with fourunits or less.

Rental Criteria—A Tenant Screening Necessity Best practices and tips for creating a rental criterion that balances risk and business necessity.

Vacation Subleasing The author provides information on spotting a subletting tenant vs. a guest.

HR New Employment Law Update for 2018 9 changes to employment law that you should be aware of for 2018, from asking for salary history to Marijuana in the workplace.

10 Tips To Get The Maximum Lifespan For Your Roof Increase the lifespan of your roof with these 10 tips.

Cover photo: © Mateusz Żogała | Dreamstime.com

page 21

Inside

your association

25 Education Calendar 41 Honor Roll/Welcome New Members 51 Property Managers Directory 53 Supplier Quick list Directory 56 Advertiser Index

Columns

3 President’s Message 4 Executive Director's Message 9 Local Legislative Update 13 State Legislative Update 17 RHC Legislative Update 43 SDCAA Travel Program

Article Legend Coding: Owners Property Managers Executives Leasing Maintenance Suppliers

SDCAA Officers

President Christian Davis, Pinnacle Property Management Services President Elect Scott Cook, CPM, Sperry Van Ness Asset Advisory Group Vice President Kendra Morris Bork, Cambridge Management Group, Inc. Secretary Lucinda Lilley, FBS Property, AMO Treasurer Nicole Lawhon, For Rent Media Solutions Legislative Steering Committee Chair John Modlin, Independent owner Immediate Past President Christine La Marca, The Kevane Company Inc.

SDCAA Directors

Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company AMO Robin Duma, HG Fenton Company Mark Feinberg, Heinz & Feinberg and Law Offices of Richard C. Alter Jay Lopeman, GM Multifamily Gail Miller, Lincoln Military Housing John Modlin, Independent Owner Rick Snyder, RA Snyder Athan Ranglas, R & V Management Corporation Abigail Rex, Capital Growth Properties, Inc. Kurt Sullivan, Douglas Allred Craige Walker, Independent Owner

SDCAA Advisors

Melissa De Marco, FBS Property, AMO Lucinda Lilley, CPM, FBS Property, AMO Linda Morris, ARM, Cambridge Management Group, Inc. Crystal Poggi, H. G. Fenton Company Robert Preciado, City Wide Protection Services Inc. Stacy Wells, R & V Management

Honorary Life Advisor G. Wesley Harker

RentalOwner Magazine Magazine Staff Publisher Alan Pentico, CAE, Executive Director Advertising Olivia Galvez, Director of Operations Design & Layout Marc Shanahan SDCAA Editorial Advisory Board Melissa Deen, Sunrise Management Company, AMO-Chair Melissa DeMarco, FBS Property, AMO-Vice Chair Susan Adams, Plumber Tom Kristy Blair, Chase Commercial Term Lending Chike Outlaw, Waste Management Tom Tamar, City Wide Protection Services Inc. Shelly Croft, F & F Management

RentalOwner Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at 858.278.8070 or visit www.sdcaa.com Advertisers - These firms are as anxious to please you as you are to patronize them. We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

SDCAA Staff

Alan Pentico, CAE Executive Director apentico@sdcaa.com 858.751.2213 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@sdcaa.com 858.751.2217 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@sdcaa.com 858.751.2200 Mike Nagy Public Affairs Manager mnagy@sdcaa.com 858.751.2214 Ace Baker Membership Dev. Specialist abaker@sdcaa.com 858.751.2208 Kelly Puppione Education Manager kpuppione@sdcaa.com 858.751.2209

Our Address

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

Kim Zebroski Membership Representative kzebroski@sdcaa.com 858.751.2220 Marlen Descargar Events/Admin Assistant mdescargar@sdcaa.com 858-751-2219

Christian Davis

Pinnacle Property Management Services

2018 SDCAA President

n my January message, I focused on several efforts to repeal the Costa-Hawkins Rental Housing Act. Last year, Assembly member Richard Bloom introduced AB 1506, a bill that would repeal the Costa-Hawkins Rental Housing Act, allowing local governments free reign to impose rent control policies on all housing types regardless of age, unfettered by state controls established under Costa-Hawkins. Last April, Assembly Member Bloom decided to suspend the bill until further notice in part due to the SDCAA efforts. Bloom attempted to revive AB 1506 before the January 30 deadline. On January 11, the Assembly Committee on Housing and Community Development held a hearing on AB 1506. Fortunately, the bill failed to receive the minimum votes needed to pass to the Assembly Floor. A big thank you to everyone who responded to the SDCAA’s legislative alert by contacting their elected representatives asking them to oppose AB 1506. You achieved a great victory, but our work is far from over. Last year, several tenants’ rights and labor organizations introduced a statewide ballot measure to repeal Costa-Hawkins. The groups now are trying to gather the required number of signatures to place the initiative on the state’s November ballot. If they acquire the signatures necessary, we will have a huge fight on our hands – a fight requiring lots of resources and volunteers.

But, I have another deep concern – there are still many people in the community, and in our industry, who do not know about Costa-Hawkins, and what its repeal would mean for all Californians. That’s why we still need your help! We need your help to get the message out to SDCAA members and non-members, rental housing professionals, business leaders, and to colleagues and friends – that rent control is not the answer – the only solution is to increase California’s supply of housing as soon as possible. We can no longer assume that people know or understand what Costa-Hawkins is, or assume they know there is a statewide effort to repeal CostaHawkins. We cannot take for granted that friends, colleagues, and peers are familiar with the issue. We must educate them and direct them to resources where they can learn about the state’s housing affordability crisis, why Costa-Hawkins would protect their private property rights, and why rent control is not a solution to the housing supply crisis. Again, I ask for your help – as much as you can offer. Please help the SDCAA be a stronger and louder voice on housing issues. Please contact the SDCAA or visit sdcca.com to see how you can help.

February 2018 RentalOwner | 3

Alan Pentico, CAE From the SDCAA Executive Director Brushing up on Knowledge As a membership-based, advocacy and education-driven industry organization, the SDCAA strives to provide members with the best and latest information about rental housing, provide ample opportunity to market your product or service to thousands of customers, and be a staunch advocate in local, state and federal rental housing issues. The SDCAA’s success relies on the success of members, so it is our mission to provide members the necessary tools and resources to help members achieve success, and be a benchmark in the rental housing industry - at the same time, the SDCAA’s success depends on the commitment, contribution, and input of its members. When the SDCAA was created in 1919, it was created in reaction to a policy that unfairly treated a class of property owners. Ninetynine years later, the SDCAA is one of the most prominent rental housing organizations in southern California because its members saw the benefit and value of belonging to such an organization. We hope members will continue to support the SDCAA and its future activities. Last month, SDCAA members responded to our legislative email alert and sent hundreds of emails to Assemblymembers asking them to oppose AB 1506 (Bloom), which would repeal the Costa-Hawkins 4 | RentalOwner February 2018

Rental Housing Act of 1995. Those messages and the messages from others throughout the state led to AB 1506 dying in committee that day. It’s a big victory, but we may face a bigger fight. If you don’t know what Costa-Hawkins is and what its repeal would mean for housing in California, please visit SDCAA’s Housing Supply Crisis webpage immediately. Nothing would be more terrible for CA families than rent control. That’s why all members should visit sdcaa.com. Sign up for the legislative alerts, register for upcoming events like the recent forum on rent control on January 30 and other classes and events on our Calendar of Events webpage, and learn all about our other services and products. Remember exhibitors, you still have a chance to reserve your booth for the SDCAA’s Education Conference & EXPO on April 17! NAA’s Apartmentalize, formerly known as the National Education Conference and Exposition, will be here in San Diego, June 13-16. Thousands of Rental Housing Industry Professionals will be attending this event – don’t miss out! Please contact the SDCAA if you need assistance.

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

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Fair Housing for To

O T , y a d r e t s Ye

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By: Elizabeth Castro, Administrative Specialist, Fair Housing Foundation We saunter through our daily lives not really contemplating our everyday rights. The right to sit where we would like, the right to eat where we would like, the right to shop where we would like, the right to choose. With each passing day we have grown accustomed to these civil liberties. For some, the ideals from the Fair Housing Act have become passionately engrained and others still struggle to understand the need for the Act. The best way to ensure we move forward as a society is to 6 | RentalOwner February 2018

educate ourselves and future generations of its necessity. The Fair Housing Act became part of federal legislation to protect individuals and families from experiencing discrimination in the sale, rental, financing and/ or advertising of housing. There had been a fair housing bill prior to 1968, but it did not receive enough votes to pass. Regrettably, it took the assassination of Dr. Martin Luther King, Jr. for the bill to be passed. President Lyndon

B. Johnson was fundamental to the execution of the Act. On April 11, 1968, while signing the Fair Housing Act he stated, “We have come some of the way, not near all of it. There is much yet to do.” (1) Those words still ring true today, which is why we celebrate Fair Housing Month every April. Fair Housing Month reminds people of the importance of the Fair Housing Act (FHA) and inspires some to learn more. The FHA prohibits discrimination

based on the following protected classes: race, color, national origin, religion, sex, disability and familial status. Additionally, there are state and regional protected classes, such as age, ancestry, arbitrary, gender identity/ expression, marital status, genetic information, sexual harassment, sexual orientation, and source of income. Even though the FHA covers most housing, there are some exceptions. The Act exempts owner-occupied buildings with no more than four units, singlefamily housing sold or rented without the use of a broker, and housing operated by organizations and private clubs that limit occupancy to members. During the sale or rental of housing, there cannot be discrimination based on the previously mentioned protected classes. These actions include: 1. Refusal to rent or sell housing. 2. Refusal to negotiate for housing. 3. Making housing unavailable. 4. Denying a dwelling. 5. Setting different terms, conditions or privileges for sale or rental of a dwelling. 6. Providing different housing services or facilities.

7. Falsely denying that housing is available for inspection, sale, or rental. 8. For profit, persuading owners to sell or rent (blockbusting) or: 9. Denying anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing. (2) Although the FHA is celebrating its 50th anniversary this year, situations caused by lack of training still occur. An untrained property management can create serious legal problems for a property owner. Fortunately, fair housing organizations are available to provide training, guidance, and information to property owners, managers, and realtors concerning the FHA. For example, the Fair Housing Foundation was contacted by an assistant manager who had been working at a property for a couple of months under a main manager who had been managing for many years. The assistant manager had noticed that the main manager was not forwarding applications from families to the management company for review. The Fair Housing Foundation made an inquiry and discovered

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that the main manager had been accepting all applications and application fees from everyone who submitted them. However, only the applicants with no children were being transferred to upper management for review. This is considered discrimination based on familial status. After the company was notified of this practice, they were forced to involve the owner. The owner ensured that all of his employees received proper training with the help of Fair Housing Foundation. Unfortunately, this story is not uncommon. Fortunately, situations like this can be prevented through education. To ensure that we all enjoy the liberties afforded by the FHA now and for generations to come, contact your local fair housing organization for training

8 | RentalOwner February 2018

opportunities or anytime you have questions about the FHA.

Sources: (1) http://www.presidency.ucsb.edu/ws/ index.php?pid=28799 (2) https://portal.hud.gov/hudportal/ HUD?src=/program_offices/fair_

housing_equal_opp/FHLaws/yourrights

The Fair Housing Foundation serves multiple cities in Los Angeles and Orange Counties.

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Local

LegislativeUpdate SD Mayor Faulconer says housing and infrastructure will be key priorities in 2018

On January 11, San Diego Mayor Kevin Faulconer outlined his policy objectives for this year in his State of the City Address. In front of a large audience comprised of city residents, elected officials, military leaders, and dignitaries, he talked about his 2017 accomplishments and what he intends to achieve in the new year. To meet his 2018 goals, the mayor announced that his plans will use very different methods. Faulconer talked about the serious challenges the city faced in 2017 such as homelessness, the Hepatitis A outbreak, and the continuation of building city facilities and improving city services. But in a sincere yet direct tone, Mayor Faulconer believed the city would not have been successful in resolving the issues the city faced last year if it used a conventional, business as usual, approach. Faulconer stated that moving forward the city will need to implement new ‘out of the box’ thinking to

focus on his 2018 objectives: Homelessness, Housing, Infrastructure, and Public Safety. A fact sheet released by the Mayor’s office outlined in more detail how the city will address the key objectives. Improve police retention and recruitment • New police contract making San Diego Police Department (SDPD) competitive with other law enforcement agencies. • Launch a national recruitment campaign later this year in the hope of filling every one of the 200 vacant positions in the SDPD that is currently vacant by 2020. Putting San Diego Neighborhoods First • Continuing infrastructure reform and increasing funding in neighborhoods. • Doubling infrastructure funding from $179 million to $475 million. • Accomplish the goal of repairing 1,000 miles of city street. The Mayor noted already more than 700 miles of city streets has been repaired since he initiated the five -year plan two and half years ago.

February 2018 RentalOwner | 9

• Continue to add renewable energy to city buildings. City plans to install solar panels to thirteen more city buildings with nine buildings in progress, and upgrade 14,000 smart streetlight technology. • The city will continue to build new libraries, parks, and fire stations in under-served communities. Homelessness • Expansion of the ‘Housing Our Heroes’ initiative with plans to house 3,000 veterans and civilians through partnerships with local landlords (The SDCAA plays a key role in this program connecting landlords with the city). • San Diego’s homelessness strategy called “Connect, Support, House” will focus on connecting, supporting and housing homeless individuals and families in the

city. • The city will be opening this year a New Housing Navigation Center. • City will open new storage facility for homeless to store their property away from public spaces. • Hiring more “outreach ambassadors” to connect homeless individuals to regional care system. • Advocate for more bridge shelters and homeless services to help the homeless throughout the San Diego region. San Diego’s Housing Affordability Crisis • Based on the Mayor’s “Housing SD” plan initiated in 2017, the city will continue to shorten the time it takes to review projects, reduce permitting fees, and authorize more money for affordable housing. For example, the city council adopted an ‘Accessory

Dwelling Unit’ ordinance to make it easier and cheaper to build renter-friendly companion units. • Continue reforming the city’s development process to encourage the production of more homes. • Incentivize developers to build more housing that is affordable for low-income and middle-class San Diegans. • Encourage more housing to be built in transit-friendly areas and near employment centers. Mayor Faulconer pledged his support for the ballot initiative to increase the city’s Transient Occupancy Tax to help pay for San Diego Convention Expansion, homelessness, and street repair. A coalition of business groups, organized labor, and housing advocates is backing the ballot measure. Faulconer believes most of his objectives can be achieved

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with voter approval of the ballot measure.

Lawsuit could force San Diego to provide free trash pick-up to more city residents

A group of homeowners living in San Diego’s Hillcrest community filed a lawsuit against the City of San Diego in January for denying them free weekly trash pick-up given to many homeowners living in the City. In 1919, city residents voted to approve the People’s Ordinance requiring the city to provide pick-up and disposal of trash and recyclables to most city residents free of charge provided they place their trash curbside on a city street in a container approved by the city. However, city residents that reside on private streets, in gated communities, or in condominium and apartment communities must pay for their trash pick-up. City officials contend the group of homeowners must pay for the trash service because they share a private driveway, and homeowners must drag their containers across a private right of way to place their trash containers on the curb. The Attorney representing the Hillcrest homeowners believes the city is being unjust in charging the homeowners for trash pickup arguing there shouldn’t be liability or safety issues for trash trucks to go onto private property to pick up the containers, or because homeowners must use a private right of way to transport their trash containers

to a public curb. The lawsuit states that the city has a history of shifting its policy declaring more developments ineligible to qualify for the free service. Most recently, a letter from the City Attorney in December declared the homeowners’ subdivision was a multifamily development and therefore ineligible to receive free trash pick-up. A court hearing on the lawsuit is scheduled for March 9. If the lawsuit is successful, the city’s cost for providing the free trash pickup could increase an additional $50 million annually. The SDCAA believes the People’s Ordinance should be repealed. The SDCAA believes that all city residents, multifamily properties, and businesses pay for trash pick or that all receive free trash pick-up.

property taxes increase an average of $72 per year. Advocates say it will be difficult for the bond measure to receive two-thirds approval by voters with tax groups and the Republican Party expected to oppose the measure. But, they add California’s housing affordability crisis and San Diego’s homelessness crisis will encourage more San Diegans to vote for the measure, and the bond measure will compliment another ballot measure expected to be go before voters that would fund San Diego Convention Center Expansion, homeless and housing programs, and improve infrastructure.

Last month, a coalition comprised of business and hotel groups, organized labor, and homeless advocates introduced their ballot measure that would increase the City of San Diego TOT between 1.25 to 3.25 percent to pay for Addressing housing, homeless and housing programs, homelessness will be street repair, and expansion of the front and center in 2018 San Diego Convention Center. The This November, San Diego voters measure would raise about $6.4 will be voting on a variety of billion over 42 years providing state and local ballot measures $2 billion for homeless services concerning homelessness, and building permanent housing, housing, and infrastructure. The and $600 million would pay for measures propose an increase in street repair. The remainder of parcel taxes, Transient Occupancy the revenues would be set aside Taxes (TOT), and the issuance of for paying for Convention Center bonds to fund housing projects expansion. The TOT’s percentage and homeless programs. increase would depend on how close a hotel is to the Convention Local affordable housing advocates Center; hotels located further are proposing a $900 million away would see a lower TOT bond measure to provide funding increase compared to hotels to about 7,500 subsidized rental that are closer to the convention units in San Diego. If approved by center. voters, the bond measure would increase property taxes $19 a Although the measure is expected year per $100,000 of a property’s to have greater support from a assessed valuation, and most wide range of groups, the measure homeowners would see their also faces challenges. The $900 February 2018 RentalOwner | 11

affordable housing bond could draw support away from the measure. Councilmember David Alvarez in January introduced a City Charter Amendment that would dedicate more money generated from TOT to homeless programs for the next twenty years. Last month, the City Council’s Rules Committee approved Alvarez’s proposed amendment. The measure’s success also could be jeopardized by pending and future legal challenges regarding a proposed $300 million hotel that would be located on the bayside of the Convention Center expansion, and an appeal filed by Attorney Cory Briggs challenging the environmental impacts of the Convention Center’s proposed expansion.

The SDCAA will provide more updates on these measures and

on other similar measures in the future.

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California

CAPITOL NEWS H

Aaron Read & Associates

appy New Year – hope all SDCAA members had a joyous holiday and a happy new year. There is only one way to ring in the new year at the state capitol and that’s by holding a hearing to repeal Costa-Hawkins. AB 1506 – Costa Hawkins With over 800 people in attendance, both for and against AB 1506 (Bloom), the Assembly Housing Committee heard the bill that was shelved in 2017. As you recall, AB 1506 (Bloom) repeals Costa- Hawkins. Costa- Hawkins is California law that created a statewide formula for local governments to follow if they elect to implement rent control. Costa-Hawkins was a response to stringent rent control laws that had proven to hurt tenants, landlords, and local housing markets.

Costa-Hawkins does not prevent local governments from passing rent control laws. What it does is help ensure that the local housing market is not hampered by stringent controls. Most importantly, the state law exempts new construction built after 1995 from local rent control laws, exempts single-family homes from any form of rent control, and requires all local rent control laws to contain a “vacancy decontrol” provision to allow the rental price to increase after a tenant moves out.

If Costa-Hawkins were to be repealed, cities and counties in California could adopt rent control measures without any limitations with devastating consequences. SDCAA, along with other apartment associations, vigorously

opposed the bill and actively lobbied (and continue to lobby) Assembly Members asking them to oppose the measure. Prior to the hearing, which was originally scheduled for January 10th but was moved to the 11th due to the large crowd (there were no committee rooms available that day large enough to accommodate the large number of people planning to attend). The move created some issue for members of the committee who were schedule to leave on a legislative trip with the Speaker the evening of the 10th. With that Assembly Member Limon (scheduled for the trip) was replaced with Assembly Member Bonta for the hearing (a co-author of the bill – not good for us). Assembly Member Kalra was permanently replaced with Assembly Member Gloria (good), however, he was also scheduled

February 2018 RentalOwner | 13

to go on the trip with the Speaker so he was replaced for the hearing by Assembly Member Stone (a supporter of the bill). It seemed the deck was stacked against us and we prepared for the hearing and geared-up for a floor fight. However, when the roll was called the bill, needing 4 votes to pass, only received 3. Assembly Member’s Chiu, Stone and Bonta voted “AYE.” Assembly Members Steinorth and Choi voting “NO.” Assembly Members Wood and Chau were “Not Voting.” Thanks to all the members who voted “no” and were “not voting.” Budget It is time once again for the Governor to propose his annual budget which he unveiled today. The Department of Finance projects a $6.1 billion surplus, mostly a result of $4.7 billion in additional revenue. Overall the 2018-19 budget is projected to have a total expenditure level of $131.7 billion with $135.1 billion in total projected revenues. Combined with special fund and bond funds, total expenditures are projected to be $190.3 billion. The Governor, who has always taken a more conservative approach to spending, is using much of this year’s surplus to stash away billions of dollars in reserves both because of the recession that he believes is looming and the prospect of the Republican Congress cutting social services in the wake of its vote for a tax cut last month that could swell the federal deficit by $1.4 trillion over a decade. The budget plan gives a $5 billion jolt to the state’s rainy day fund, which means that the rainy day 14 | RentalOwner February 2018

Aaron Read & Associates

Aaron Read

Terrance McHale

Jennifer Tannehill

fund would hold 10 percent of California’s general fund revenue. It is estimated that would give the state $13.5 billion to use in a fiscal emergency by June 30, 2019. Specific to Housing: California local governments have primary control over land use and housing-related decisions. Housing entitlements and permits are determined locality by locality, each with its own community needs and challenges. Throughout the development process, each local government may face pressures that discourage housing development, including community opposition, incentive to approve sales tax-generating development over residential development, and market conditions, such as high land and construction costs. These factors often result in policies that increase development costs, including permitting and impact fees, delays in permit approvals, and parking requirements. In recognition of California's pronounced housing shortage, in

Pat Moran

2016, the Administration proposed a "by-right" proposal (which SDCAA supported) in conjunction with state funding to streamline local housing approval and drive down per unit housing costs. This proposal was not adopted by the Legislature. In January 2017, the Administration put forward comprehensive policy principles to reduce local barriers, limit construction delays, lower perunit costs, provide production incentives, strengthen compliance with existing laws, and establish a permanent source of ongoing funding for affordable housing and related investments. Within this framework, the Administration and Legislature developed a package that included statutory changes to reduce per unit costs and increase production, a housing bond and a real estate transaction fee. The 15 bills signed into law hopefully will collectively shorten the housing development approval process, provide incentives to streamline

development, and promote local accountability to adequately plan for needed housing. Also, a real estate transaction fee was established that will generate $258 million annually to invest in affordable housing production. Of these funds, 10 percent is dedicated to affordable homeownership and rental housing for agricultural workers and their families. The housing packing also places a $4 billion bond on the November 2018 ballot for voter approval which includes $3 billion in general obligation bonds for various housing programs and $1 billion for veterans housing. The state has continued to make a signiﬁcant investment in affordable housing construction through various grant and loan programs, including the Affordable Housing and Sustainable Communities Program, No Place Like Home Program, and Veterans Housing and Homelessness Prevention Program. Beyond these legislative changes and new funding programs, the state has worked collaboratively across its housing agencies to improve outcomes for its existing programs. The Tax Credit Allocation Committee, which administers the Low Income Housing Tax Credit program, has made a number of regulatory changes in collaboration with the Administration to increase the utilization of this program. These efforts resulted in 20,847 units ﬁnanced with federal tax credits in 2016. The California Housing Financing Agency has increased its multifamily lending activity each year since the Great

Recession, providing $369 million in ﬁnancing in 2016-17 to support 2,100 affordable housing units. The agency also issued $682 million in private activity bonds for affordable housing since 2015 and provided $4 billion to moderateincome families that do not qualify for the low-income programs through the state’s First-Time Homebuyers Down payment Assistance Program. The Budget continues the Administration’s commitment to improving existing programs and maximizing its investment in housing. To implement the signiﬁcant changes included in the 2017 statewide housing legislative package, the Budget allocates $3 million General Fund to the Department of Housing and Community Development, in addition to resources from an estimated $258 million in real estate transaction fee revenue for housing programs and proceeds from the housing bond that will be available upon voter approval in the November 2018 election.

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February 2018 RentalOwner | 15

Be at the center of it all

New name. Sunny locale. The NAA Education Conference & Exposition has been renamed to Apartmentalize! It’s the same dynamic event, but with a new name that captures the energy and innovation of our industry. Join us to Apartmentalize and immerse yourself in the very latest insights, strategies and trends. It’s where bright ideas happen. • • • •

Powerhouse speakers that will inspire Robust education for every level Networking with more than 9,500 industry players 500+ leading suppliers, solutions and services

APARTMENTALIZE 16 | RentalOwner February 2018

June 13–16, 2018 San Diego

Rental Housing Coalition Local Legislative Update

Temecula launches new mobile app for residents

The City of Temecula announced that it launched a new app so city residents can learn more about city activities and services. The app will help people view event calendars, information on parks and facilities, announcements of upcoming city hearings, and other city services. Residents will be able to watch Temecula TV on their mobile device. Residents with the app now can report non-emergencies like pot holes to city officials. Residents can report the issue, add its location with photographs to the city 24 hours a day. Once the issue is reported, the resident can track the status of the issue.

Palm Springs City Council expected to approve special election on vacation rentals

The future of Palm Springs’ short-term vacation rental ordinance will likely be decided by voters later this year. The group, Palm Springs Neighbors for Neighborhoods, in November submitted signatures for a petition that would limit the number of short-term vacation rentals operating in the city. In January, Palm Springs verified that the group had the number of signatures necessary requiring the Palm Springs City Council to act on the group’s petition. Palm Springs Neighbors for

Neighborhoods argued the City’s current ordinance adopted last year doesn’t do enough to control short-term vacation rentals operating in residential neighborhoods. They argue their petition would still allow vacation rentals to operate, but with limitations. The petition would prohibit vacation rentals in residential neighborhoods (R1 Zones) to rent for less than 28 days; however, owners can rent out their house or a room for as long as they want if they are present. Other groups representing property owners opposed to the petition contend the measure would essentially ban most vacation rentals from operating, discourage tourists from visiting February 2018 RentalOwner | 17

the city and negatively impact the city’s economy. They add the current ordinance should be given more time to see how the rules will impact vacation rentals. Now in the hands of the city council, it has the choice to vote on the petition, declare a special election for the petition in June, or ask city staff to analyze the petition’s impacts. Although this article was written before the City Council was scheduled to vote on the petition on January 24, it is likely council will opt to have residents vote on the petition in a June special election. Reactions to the petition have been mixed.

existing ordinance was effective and would like to give it more time to address concerns before more rules are adopted. Council members J.R. Roberts and Geoff Kors, responsible to drafting the current city ordinance, have not supported the petition. Mayor Jim Moon has been supportive of the group moving forward with its petition. The SDCAA will provide an update in March.

Council members Christy Holstege and Lisa Middleton, who were elected in November, said during their campaigns they thought the

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

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

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

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1:30 pm Self Defense Demonstration and Training

Get your “Magical” costumes ready and win prizes!

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Rental Criteria

A Tenant Screening Necessity There has never been a more hostile legal and regulatory environment for landlords and tenant screening companies. It is more important than ever, therefore, that we know what we are doing - that we take the proverbial high-road in our effort to strike a balance between carefully underwriting prospective tenants and minimizing the risk of legal and regulatory problems. The first step is to take the time necessary to develop, refine and formalize your rental criteria. It’s important to take the steps necessary to develop your criteria

and understand the benefits associated with a consistent application of those criteria as part of the tenant screening process.

for example, limit reporting of criminal convictions to those where the date of final disposition (release from prison, parole, etc.) is no more than seven years old.

A critical point in developing The first step is criteria is deciding what is acceptable in terms of credit, rental history, to take the time criminal and eviction history, necessary to develop, length of employment and income - within the context of what refine and formalize is "reportable". It’s important to your rental criteria. be aware that there are reporting limits imposed by the Fair Credit Reporting Act (FCRA). State law Few landlords intend to may further limit what is reported. discriminate. It is not only illegal, California and Washington, it is foolish. It is the unintentional February 2018 RentalOwner | 21

or so-called disparate impact form of discrimination that poses the greatest risk. Denying tenancy based solely on records of arrest is perhaps the best example of a practice that is neutral on its face - but that has a wellestablished and disproportionate impact on certain groups. But a blanket policy regarding criminal convictions - one that ignores the nature of the offense and

when it occurred - can also form the basis of a disparate impact discrimination claim. It is likely that disparate impact claims will target additional practices going forward. It might be argued, for example, that use of credit scores and eviction history have a disparate impact on some groups.

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There is no way to eliminate risk entirely in this business. But, there are a couple tests you might apply to minimize risk while providing you with the information you truly need to make good decisions. The first is the business necessity test. Simply ask yourself, is there a relatively direct relationship between the practice and running a successful business? A good example of such a practice is the use of credit scores by lenders. The relationship between credit scores and underwriting prospective tenants is less direct - since the consideration of rent payment history is typically not part of popular credit scoring algorithms. Certainly, there are those with poor credit that have excellent rent payment history. People often pay rent first. Ultimately, while the use of credit scores poses some risk - use of credit detail - such as rental related debt (collections) and eviction judgments (reflected on the credit report) are clearly applicable. Apply a simple reasonableness test. Is it reasonable, for example, to deny tenancy to someone who committed a violent felony 25 years ago - who was released from prison 10 years ago and has been clean ever since - and who is otherwise well qualified? Probably not. If that person is protected in some way - you are vulnerable. So... what exactly is the rental criteria high-road? How do I configure my criteria to balance risk and business necessity? Rental Criteria Best Practices Credit - focus on the detail versus a score. Consider

denying for rental related debt (collections), eviction judgments and open bankruptcies. Approve or approve conditionally (with an increased deposit or co-signer) those not otherwise disqualified.

Criminal records - consider recently developed HUD Guidelines. Limit consideration to convictions for serious offenses (with the possible exception of serious sex offenses) the date of final disposition of which, antedate the tenant screening report by no more than seven years - whether or not state law limits reporting in that way. If someone has been clean for seven years, the likelihood they will reoffend is typically low.

Eviction records - eviction records are more complicated. The vast majority of filings are dismissed - not because they are without merit - but because the resident paid or moved out - and because there is very little likelihood of recovery. Still, denying tenancy based on filings feels a bit like denying tenancy based on arrest records. Consider asking your tenant screening service to use filings to conduct rental verifications - as an alternative to basing your decision on the filing itself. That way there is no question as to what occurred and little or no risk of a disparate impact claim.

application or screening fee whether required by state law or not. Attach your criteria to the application or post it on your web site - ahead of your online application. Why? It is the right thing to do. Those who will not qualify will appreciate knowing up front - before parting with yet another application fee - a

real problem in the low-income housing space. Taking the time to think it through - taking the rental criteria high-road will serve you very, very well - improve decision making and minimize the risk of expensive and time consuming legal problems.

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Employment & income verifications - the very definition of business necessity, since it is hard to pay rent if you have no income.

FINALLY - share your criteria up front, before taking an February 2018 RentalOwner | 23

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Education Events & SDCAA

2018

February

Maintenance Series - Courses begin Feb. 6 For the first time ever, the SDCAA, with help from HD Supply, is holding a series of Maintenance classes. Courses begin February 6 with the first being Electrical and Plumbing Fundamentals. Time: 8:30am- 3:30pm | Location: SDCAA

Fair Housing: 2-part series – Feb. 27 This course will help you understand how your actions can result in a fair housing problem. From the property managers to the maintenance technicians, this course will provide coverage of federal and state fair housing law from a risk management perspective. Time: 9am-4pm | Location: SDCAA

March

03/21,03/22,03/27,03/28, & 03/29: CAMCertified Apartment Manager

April

04/03/2018- Maintenance 101: Kitchen Appliance Repair + Refrigerator! 04/17/2018: 44th Annual Rental Housing Education Conference & EXPO IROC Fair Housing

May

5/1-5/4 & 5/21-5/25 CAMT: Certified Apartment Maintenance Technician 05/08/2018: Lead Renovation, Repair & Painting Certification (RRP) IROC- Notices Class Legend Coding: Owners Property Managers Executives Leasing

June

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

July

IROC- Ask an Attorney

August

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

September

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

October

10/09/2018- Air Conditioning Mechanical & Electrical

November

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

December

SDCAA’s Annual Open House

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

calendar Maintenance Suppliers

February 2018 RentalOwner | 25

2018 Maintenance Mania

FREE BOOTCAMP - February 28, 2018 HD Supply Facilities Maintenance-

101 Riverview Pkwy Ste. 101, Santee, CA 92071

Includes Lunch, Preview of Event & Games Deadline to Register for the Bootcamp: Feb. 23, 2018 Step I: Register & pay for the April 17th Competition FIRST Step II: You are now automatically registered for the FREE February 28th Bootcamp - If you are unable to attend, contact SDCAA

Date: April 17, 2018 Location: 2018 Education Conference & EXPOConvention Center - Hall B Time: Registration10:30 a.m. Contest 11:30 p.m. - 2:00 p.m. Web Discount Price: $30 Members $40 Non-Members Faxed Registration Price: $40 Member $50 Non-member

Registration Deadlines Deadline to register for the BOOTCAMP: February 23, 2018 Deadline to register for the COMPETITION: April 10, 2018 The sooner you register and enter the competition, the sooner you’ll receive the wheels to begin work on your own race car!

Registration Limit

Until February 16th – only 15 per company. Forward additional names to events@sdcaa.com for placement on waitlist. Entrance fee is due upon registration. AFTER February 16th - no limitations per company. First come-first served. Upon completion of initial registrations, entrants will be sent a detailed packet for completion and submission.

PRIZES!

1st, 2nd and 3rd place winners will receive prizes from SDCAA. The 1st place OVERALL WINNER may qualify as the OVERALL Regional Winner and be eligible to attend and compete in the National Maintenance Mania Competition at the NAA Education Conference and EXPO in San Diego in June 2018! (All expenses paid)

Need More Information? Visit www.SDCAA.com and find the Maintenance Mania information on the 2018 Education Conference & EXPO page or contact events@sdcaa.com

events@sdcaa.com│ Phone 858.751.2209 │ Fax 858.565.6558 26 | RentalOwner February 2018

Power, Protection, Peace on Mind

Education

Fair Housing Two-Part Series

Date: February 27, 2018

Whether you’re a property manager, real estate agent, property appraiser, lender or an independent rental owner, this seminar will help you understand Fair Housing laws, what they mean and how they apply to your company and properties.

Location: SDCAA Office 5675 Ruffin Road, Ste. 310 San Diego, CA 92123 Time: Part 1: 9:00am - 12:00pm Part 2: 1:00pm-4:00pm Full Series Cost: $70 Member $100 Non-Member Per Session Cost: $45 Member $65 Non-Member

Gain knowledge about: •

The history and intent of Federal, State and Local Fair

Housing Laws • Avoiding illegal discrimination in selling, leasing, marketing and advertising your properties • Complying with the unique provisions for the disabled, protected classes, senior housing and families with children • Reasonable Modifications • Accommodations (Including Companion Animals) • Cutting edge issues • Hoarding

This seminar is taught by

Continuing Education Credits: Each part is eligible for 3 continuing education credits (CECs)

Payment type:  AMEX  Discover  MC  Visa

Company/Member #:

Card #:

Address:

Name on Card:

City:

State:

Zip:

Exp Mo:

Exp Yr:

Sec Code:

Signature: *Cancellation Policy: Absolutely no refunds will be issued. If for any reason you cannot attend the course, you or your company may send someone in your place. If you choose to drop the class and cannot replace your seat, you may receive a credit towards another Fair Housing course.

education@sdcaa.com │ Phone 858.751.2209 │ Fax 858.565.6558

February 2018 RentalOwner | 27

Registration Form

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

Location:

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

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

Lunch Break:

 Individual Course Registration  Electrical Fundamentals/Plumbing Fundamentals

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

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

 Kitchen Appliance repair/ Refrigerator Repair

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

Instructor: Bob Howes HD Supply Certified Instructor

 Make Ready Maintenance/Safety on Site

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

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

 Air Conditioning Mechanical & Electrical

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

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

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

Payment Information I am paying

Fax: ______

Zip: ____________

Attendee E-mail: _______________________

For the Series  Per Course

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

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

Registration Form Location:

Registration Type

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

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

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

Lunch Break:

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

Cost:

CAM Series Discount:

(Includes CAM book and two-part exam)

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

Individual Courses: (Materials Included)

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

Payment Information

Legal $110 Member / $140Non-Member

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

Risk Management $100 Member / $130 Non-Member

I am paying

For the Series Payment Plan  Per Course

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

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

Cancellation Policy and Re-scheduling:

Cancellations only accepted in writing.

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

student and accepted by SDCAA.

Signature_____________________________ Date___/___/____

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

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

February 2018 RentalOwner | 29

Vacation Subleasing By: Jamie Sternberg, Esq. and Taylor Baumann, Esq., Kimball, Tirey & St. John LLP Landlords in desirable tourist destinations benefit from the income opportunities of shortterm rentals. Companies like Airbnb.com, HomeAway.com, CouchSurfing.com and VRBO offer the convenience of booking and reviewing vacation homes to tourists, and listing, marketing and securing electronic payment to landlords—with a variety of other features. Vacation rentals can also offer longer-term tenants the opportunity to turn a quick profit by subleasing their unit during tourist season, leading to potential conflict with their landlords. WHAT IS SUBLEASING? A tenant “subleases” when they 30 | RentalOwner February 2018

temporarily lease the entire premises to another party, or transfer or share a portion of the leased premises with another party. California allows tenants to sublease, unless the tenant’s lease agreement prohibits or limits subleasing.

subleases require care when drafting. An attorney can assist in drafting the sublease to avoid conflicts between the parties and the lease.

Subtenants are bound by the original lease, and tenants cannot transfer rights to the subtenant not found in the lease agreement. If either the tenant or the subtenant violates the lease, and the landlord terminates the rental agreement, tenancy ends for both.

The internet hosts a spectrum of vacation rental websites: • Airbnb (Airbnb.com): Offers a range of options, including room rentals. • HomeAway (HomeAway.com/ VRBO.com/VacationRentals.com) and Tripadvisor (FlipKey.com/ VacationHomeRentals.com): Offer full unit and home rentals. • Couchsurfing (Couchsurfing. com): Caters to travelers seeking free accommodations and the opportunity to stay with a local.

Because the sublease involves three parties (the landlord, tenant, and subtenant), and the original lease controls the rights and obligations in the sublease,

THE ONLINE VACATION RENTAL INDUSTRY

PROBLEMS WITH SUBLEASING

• Craigslist: Has categories for sublets/temporary and vacation rentals. It is extremely common for tenants to sublease their units in violation of their lease. In response, the California legislature passed SB 761 which created new Business & Professions Code 22590. Effective September 1, 2015, it requires vacation rental hosting platforms to provide the following warning to people listing short term rental vacation properties: “If you are a tenant who is listing a room, home, condominium, or apartment, please refer to your rental contract or lease, or contact your landlord, prior to listing the property to determine whether your lease or contract contains restrictions that would limit your ability to list your room, home, condominium, or apartment. Listing your room, home condominium or apartment may be a violation of your lease or contract, and could result in legal action against you by your landlord, including possible eviction.”

However, because of the shortterm nature of vacation rentals, tenants may ignore the warning, believing they can avoid the scrutiny of their landlord and turn a quick profit.

Subleasing poses several problems for landlords: • Ineffective Screening: Subleasing tenants rarely share the landlord’s level of diligence in screening applicants. One bad subtenant can create havoc in a residential community, and vacation rental subleasing only increases the likelihood of hosting the one bad visitor. • Short-term/vacation mindset: Subtenants who aren’t properly screened and are in the community for a short period have little incentive to maintain the landlord’s property and act respectfully toward other members of the community— impacting the landlord’s reputation. Vacation tenants want to party and have fun, which can be disruptive to neighbors. Vacation tenants are often paying top dollar, which may cause them to feel a sense of entitlement, even if they are acting disruptively. Longer term tenants have greater incentive to act with care toward

neighbors. • Homeowners Association Violations: Many homeowners associations prohibit short term rentals, but tenants may not know or care about the prohibition. Homeowners associations also impose regulations on behavior within the community. Because landlords ultimately bear the costs and penalties of non-compliance, tenants who sublease may not police their subtenants. • Demographic Challenges: Websites like Couchsurfing.com market to a youthful international audience. The habits of these vacationers may not suit a community of long-term tenants. • Bedbugs: The increase in traffic to the rental property also increases the potential for bed bug infestation. Extermination is costly, and often requires multiple treatments. Tenants frequently dispute causing the infestation and rarely agree to cover the costs, often lacking the means to pay for treatment. • Default: Tenants who rely on income from subleasing to pay their rent, may pose a greater risk

February 2018 RentalOwner | 31

requires a minimum of seven nights for condominiums in some areas), require insurance (e.g. San Francisco), require posting fire safety information in the unit (e.g. San Francisco), or impose other requirements or restrictions. Tenants who do short term vacation rentals in violation of their lease may also violate local laws. • Insurance: Insurance policies (landlord, tenant or subtenant) may or may not provide coverage when a tenant subleases, depending on the terms of the policy, and whether subleasing of the property for short term rentals may trigger a homeowner policy coverage exclusion. CURBING VACATION RENTAL SUBLEASING

of default. Seasonal fluctuations in tourism create inconsistencies in payment and rental rates. A holdover subtenant could ultimately break the tenant’s financial stability, and require landlord intervention to evict both the tenant and the subtenant. • Local Laws May Restrict Subleasing: Short term rentals (generally 30 days or less) may violate local laws. Some jurisdictions prohibit short term rentals (e.g. San Louis Obispo and Santa Monica). Other jurisdictions regulate short term rentals. Regulations may restrict short term rentals to certain areas of the city (e.g. Los Angeles), require registration (e.g. San Francisco), collection of transient occupancy taxes (e.g. San Francisco and San Diego), impose minimum stays (e.g. the San Diego Municipal Code

While many residential lease agreements prohibit subleasing, tenants often try to avoid enforcement. Because of the short term nature of the sublease, tenants may claim the subtenants were merely their friends or family members. Even if the landlord serves a Three-day Notice to Perform Covenant or Quit on a tenant who subleases, the tenant could remove the subtenants within the three day period, while intending to sublease in the future. A landlord could ultimately evict the tenant for multiple violations, but this would require significant evidence gathering and patience. Landlords seeking to avoid the issues with vacation rental subleasing should prohibit assignment and subleasing in their lease agreements, and also prohibit advertisement of the lease premises for assignment of sublease. Proving illegal advertisement is often easier than proving illegal subleasing. Landlords may consider using the following provision in their lease, modifying it to match the terminology used in their lease agreement: NO ASSIGNMENT, SUBLETTING AND TRANSFER BY RESIDENT. Resident’s interest in the unit and this Lease/Rental Agreement

32 | RentalOwner February 2018

may not be assigned, sublet or otherwise transferred. Resident may not advertise the unit (or any portion of it) on HomeAway, VRBO, Airbnb, FlipKey, Couchsurfing, Craigslist, or any other advertisement or listing service. Any assignment, subletting or transfer (whether by voluntary act, operation of law, or otherwise), will be void, and a violation of this Lease/Rental Agreement. SPOTTING A SUBLETTING TENANT Lease provisions alone will not curtail illegal subleasing. Landlords seeking to reduce illegal subleasing in their communities should stay vigilant for the following signs: • A repeat incidence of new faces coming and going from the leased premises during vacation season. Vacationers often come in groups, families or couples, as opposed to individual friends that may merely visit the tenant. • Vacationers are on vacation— look for weekday late-night socializing and day-time occupancy, rental cars and taxis, and unknown occupants frequenting the unit. • Regularly review popular vacation rental websites for listings and advertisements of the property. Tenants may not post

the property address to avoid their landlord’s detection, but may post photos or provide a description indicating the location. Keep printed or digital records of any illegal listings, and include the date on the record. Evidence of repeat violations will assist in enforcement action. CONCLUSION

subleasing. Landlords should also monitor who occupies their units in vacation destinations. Kimball, Tirey & St. John LLP specializes in business and real estate law, landlord/tenant, and collections with offices throughout California. This article is informational only and should not be used as legal advice. If you have any questions regarding this article, please call (619) 231-1422.

Vacation rentals benefit the vacationing consumer by offering a unique experience they could not find at a hotel or resort—and often at a lower nightly fare. Likewise, property owners and the community alike benefit from the additional income tourists bring to the community; tourists that otherwise may not have visited the destination. However, tenants who sublease can create problems for their landlord and the surrounding community. Landlords should include provisions in their leases to prohibit assignment, subleasing and advertising for assignment and © Iakov Filimonov | Dreamstime.com

February 2018 RentalOwner | 33

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.

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858-367-0343

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IROC members attending the first class of 2017

For more information on our suppliers please visit the directory section of sdcaa.com under the Resources Tab (For all members Section)

February 2018 RentalOwner | 35

New Employment Law Updates for 2018 By San Diego Employers Association and Wilson Turner Kosmo, LLP

an Diego Employers Association recently hosted their 38th Annual Employment Law Update, at which three top attorneys reviewed a variety of new laws affecting employers, which went into effect on January 1st, 2018. Below is an overview of the new laws employers should be aware of. 1. CHANGE YOUR EMPLOYMENT APPLICATION – BAN THE BOX As of January 1st, 2018, employers

36 | RentalOwner February 2018

are prohibited from asking job applicants about their criminal records. The law also prohibits employers from asking similar questions on job applications. Employers can consider applicants’ criminal record only after making a conditional job offer. Under the law, an employer that refuses to hire an applicant due to his or her conviction history, will be required to conduct an

individualized assessment of whether the applicant’s conviction history has a direct and adverse relationship with the specific duties of the job that justifies denying the applicant the position. Employers that decline to hire an applicant with a criminal history will be required to provide written notice to the employee identifying the disqualifying conviction. However, if an

employer makes a final decision to deny an application solely or in part because of the applicant’s conviction history, the employer

ACTION NEEDED: • Update applications to remove inquiries related to conviction history • Have a written policy on the use of criminal background checks of applicants and current employees • Train managers and supervisors and anyone else involved in the hiring process to avoid inquiring about any conviction history until after a conditional offer of employment has been extended. 2. CHANGE YOUR INTERVIEW SCRIPTS – SALARY HISTORY INQUIRIES PROHIBITED Assembly Bill 168 prohibits an employer from asking for a job applicant’s salary history information. The new law also prohibits consideration of salary history as a factor in making a hiring decision (even if volunteered by the applicant). Despite the law, employers may consider an applicant’s prior salary information in determining salary for that applicant if the applicant voluntarily discloses the information. The law requires an employer, upon reasonable request, to provide a pay scale for a position to an applicant.

would be required to notify the applicant in writing of the final denial or disqualification. The employer will also be required to notify the applicant of any existing procedure the employer has for the applicant to challenge the decision or request reconsideration and of the applicant’s right to file a complaint with the California Department of Fair Employment and Housing.

The new law follows on the heels of AB-1676, which amended the California Fair Pay Act to provide that prior salary cannot, by itself, be a “bona fide factor other than sex” justifying a pay disparity between employees of different genders. ACTION NEEDED: • Update applications, interview templates and other forms to remove inquired related to salary history

• Train managers and supervisors and anyone else involved in the hiring process to avoid inquiring about an applicant’s salary history • Develop a salary range for every job posting to be provided to the applicants upon request 3. CHANGE IN PARENTAL LEAVE FOR MEDIUM SIZED EMPLOYERS Senate Bill 63 requires small employers to provide unpaid parental leave for the purpose bonding with a new child. The law applies to employers with 20–49 employees in a 75-mile radius, imposing a new leave law requirement on employers that were previously exempt from the California Family Rights Act (which applies to businesses with 50 or more workers). Employees are eligible for leave provided that they have worked for the employer for at least 12 months and have worked at least 1,250 hours in the past 12 months for the employer. Where both parents work for the same company, the employer would be able to require the parents to take no more than a combined 12-week leave. Employers are required to continue to pay their regular share of healthcare premiums while employees are on parental leave. Under certain circumstances, employers may be able to recover the premiums when the parentemployee does not return to work following the leave. ACTION NEEDED: • Employers with between 20 and 49 employees should update leave policies to include a description of parental leave including the February 2018 RentalOwner | 37

right to take 12 workweeks of job-protected, unpaid parental leave to bond with a new child, assuming employees meet eligibility criteria. 4.CHANGE IN ICE COOPERATION Assembly Bill 450 prohibits employers from providing voluntary consent to an immigration enforcement agent to enter nonpublic areas of a place of labor unless the agent was to provide a judicial warrant. The law does not prohibit inviting immigration officers into nonpublic areas, where no employees are present, in order to verify the existence of a warrant. Except as required by federal law, the law will also prohibit an employer from providing voluntary consent to an immigration enforcement agent to access, review, or obtain the employer’s employee records without a subpoena or court order. This prohibition would not apply to I-9 Employment Eligibility Verification forms and other documents for which a notice of

inspection has been provided to the employer. The law also requires employers provide a notice to each current employee of any inspections of I-9 Employment Eligibility Verification forms or other employment records conducted by an immigration agency within 72 hours of receiving notice of the inspection. The law grants the state labor commissioner or the attorney general the exclusive authority to enforce these provisions. The law prescribes penalties for failure to satisfy the prohibitions described above of $2,000–$5,000 for a first violation and $5,000–$10,000 for each subsequent violation. 5.SEXUAL HARASSMENT PREVENTION TRAINING ADDITION AND CHANGE YOUR REQUIRED POSTINGS Senate Bill 396 expands the requirement that employers provide sexual harassment training to supervisors. Current law requires employers with 50

or more employees to provide sexual harassment and abusive conduct prevention training every two years, or within six months of an individual’s assumption of supervisory duties. This bill requires covered employers to include training on harassment based on gender identity, gender expression, and sexual orientation. This law also amends section 12950 that requires all employers to post DFEH’s poster regarding transgender rights in a prominent and accessible location in the workplace. ACTION NEEDED: • Update your training and postings 6.NEW LIABILITY CHANGE FOR GENERAL CONSTRUCTION CONTRACTORS & SUBCONTRACTORS Assembly Bill 1701 holds construction contractors liable for the wage and hour violations of their subcontractors. As a result, a direct contractor making

38 | RentalOwner February 2018 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM

or taking a contract (entered into on or after January 1, 2018) in California for the erection, construction, alteration, or repair of a building, structure, or other private work will be liable for any debt owed to a wage claimant incurred by a subcontractor at any tier acting under the contractor. The law gives contractors the right to demand inspection of a subcontractor’s payroll data in order to ensure compliance with wage and hour obligations.

labor department “to commence an investigation of an employer, with or without a complaint being filed, when specified retaliation or discrimination is suspected during the course of a wage claim or other specified investigation being conducted by the Labor Commissioner.” Previously, the agency could take action only upon receipt of an employee complaint.

injunctive relief on a showing that reasonable cause exists to believe a violation has occurred.” The injunctive relief remains in force until the agency completes its review or issues a citation. The injunctive relief would not prohibit the employer from disciplining or discharging the employee for conduct that is unrelated to the claim for retaliation.

The law authorizes the labor commissioner, upon finding reasonable cause to believe that any person has engaged in or is engaging in a violation, to petition a superior court for injunctive relief. If an employer discharges or imposes adverse action on an employee for claiming that the employer retaliated because the employee asserted his or her rights, the law would require courts “to order appropriate

The labor commissioner would be vested with the authority to issue monetary and other relief, including an order to reinstate the employee and pay back wages. 8. CHANGE IN CALIFORNIA’S MINIMUM WAGE As of January 1, 2018 the minimum wage for employers with 26 or more employees increased to $11.00 per hour and the salary Continued on Page 45 > > >

The contractor’s liability will extend only to any unpaid wage and fringe or other benefit payments or contributions; including interest owed, but would not extend to penalties or liquidated damages. Either the state labor commissioner or a wage claimant may bring a civil action against a direct contractor to collect wages owed. 7.CHANGE IN LABOR COMMISSIONER’S POWERS Senate Bill 306 authorizes the state

February 2018 RentalOwner | 39

40 | RentalOwner February 2018

Celebrating Kay Mark, Inc. 1966 Don Urena 1980 David Stanley 1982 ACI Apartments Office 1995 Cox Communications-San Diego 1986 Michael Keller 1988 Biggins Property Management 1989 R & V Management 1980 Cort Furniture Rental 1992 Jewel Foundation, Inc. 1994 Alice Kammerman 1996 Ashcraft Investment Co., Inc. 1997 Cable, Pipe & Leak Detection, Inc. 1997 Christina Starr 2012 David and Kathleen Wageman 1988 Debbie Spineto & Holly Henderson 2000 Dominic LaRussa 1984 Dunn-Edwards Corporation 2000 Gerald Morris 1976 Glenn Mitchel Realtors 2015 H.G. Fenton Company 2000 Harold West 1996 Heartland Associates Inc. 1982 James A. Burkhardt 1969 Janet Griffin 1974 John Colclough 1989 John Tyndall 1972 Lauren Peterson 1990

an Anniversary this Month

10+ years of membership in SDCAA

Marie DeSanti 1977 Mary Anne Stevens 1999 Michael and Sandy Posner 1989 Michael Hinners 1979 Millard Schewe III 1995 Narragansett Plaza 1994 Orchard Beach Properties 1990 Quate Properties LLC 1977 Ralph Fox 1987 Rose Emry 1975 Shannon Cutsinger 1979 Steven R. Kellman 1983 Terry G. Anderson 2000 Thomas & Marilyn Tindel 1978 Tom Ranz 1983 Tompkins Enterprises 1987 West Star Properties 2017 Westbrook Apartments| Fairfield Residential 2000 Wexford Enterprises, Inc. 1968 William Vail 1999 Yardi Systems 2000 All Valley Washer Service 2001 Christina Boller 2001 Mark Tarpin 2001 Pro-Tech Painting Company 1993 Robert Vinck and Mary Ann Gleason-Vinck 2001

B.A.G. Properties 2002 Behrens Investments, LLC 2002 Greg J. Gallagher 2002 John Goodman 2002 Vincent B. Ryan 2002 Brian Ferguson 2003 Debra A. Markey 2003 Hilary Bilodeau, Owner 2003 Pepperhill Apartments 2003 Robert Ruane & Joe Rood 2003 George Phillips Sr. 2004 Ray Adams 2004 Rey and Debra Yturralde 2004 Robert Schneeloch 2004 Roberto Cavallaro 2004 Vera L Halbach 2004 Gary Mellom 2005 Moco Inc. 2005 OliverMcMillan Foster LLC 2005 Tom Bobczynski 2005 2006 Capella at Rancho Del Oro 2007 Juan Betancort 2007 Sea West Inc. 2007 CG Harmon Investments, LLC 2008 Ogden Holding Co. L. P. 2008

ÂŠ Viktoriia Yatskina | Dreamstime

SDCAA members

Owners

Gaucin Brett Gobar Cazador Management LLC David Bylund George/Janice Nochta Jerpseth Rentals Livia Nelson Peter Orth Watson Hervey Trust

Suppliers

D'Egido Licari Townsend & Shaw Real Property Advisors SVN Vanguard

Members February 2018 RentalOwner | 41

connected ••••• to energy-efficiency We offer energy-efficiency rebates and incentives for improvements made to multifamily dwellings with two or more units, as well as to mobile home parks. With these solutions, you can save energy and money now and in the long-term, as well as create a more comfortable home environment for your tenants. Learn more at sdge.com/multifamily or call 1-800-644-6133.

42 | RentalOwner February 2018

Italian Riviera & Tuscany Tall Ship Adventure-Member Tour - July 2018 www.StewartTours.com

Tall Ship Adventure

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no Stomboli Volca

In July 2018, members are invited to join a grand adventure aboard the largest full rigged tall-ship built in more than 100 years. Come experience one of the most stunning coastlines in the world, the Italian Riviera, all beneath acres of white billowing sails on a sailing adventure you will never forget.

We’ll start this journey in the heart of beautiful Tuscany. We’ll spend 5 nights in historic Siena and use this captivating walled city as our home away from home as we explore the stunning family vineyards, the famous Clay Hills, the ancient monasteries and even visit magnificent Florence. In Siena, our Florence, Italy hotel, once an Italian Palazzo, has sweeping views over the Tuscan countryside and of one the most incredible gardens on the walls of the city. As in centuries past, we’ll venture to the coast to board the 439-foot Tall Ship Royal Clipper, the largest 5-masted square rigger in the world. The luxurious lounges, nautical staterooms and gleaming teak decks all set the scene for a wonderful adventure to follow. Over 7 nights aboard this one-of-a-kind sailing ship, we will explore the historic ports that dot the Italian Riviera including Sicily. We will visit the Pontine Islands, Sorrento, Amalfi, Lipari, Taormina and even a sail past the active Stromboli Volcano. Anchored in

ime

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o | Dreamstime © Tetiana Zbrodk

ne © Ultrao

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fairytale harbors like traders and explorers from the past, this experience will not be forgotten. If that were not enough, we have included ALL touring both before the cruise in Tuscany and also in every stop during our time on Royal Clipper. February 2018 RentalOwner | 43

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

SDCAA member since 1977

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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 44 | RentalOwner February 2018

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

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

Continued from Page 39 New Employment Law Updates for 2018 threshold for exemptions purposes is now $45,760 annually. The minimum wage for employers with 25 or fewer employees increased to $10.50 per hours and the salary threshold for exemption for those employers is $43,680 annually.

begins dispensary sales to recreational users. Despite this change to state law, marijuana remains illegal under Federal law. In California, each employer is allowed to create and enforce a Drug Free Workplace program. Impairment due to marijuana, like any other substance, need not be allowed in California. Drug screening, both for preemployment purposes and observed impairment screening, remains a bona fide process to use for potential new hires and current employees demonstrating impairment while working.

ACTION NEEDED: • Ensure all employees are making the appropriate minimum wage • Ensure all exempt employees are making at least $45,760 (employers with 26+ employees) or $43,680 SB 65 now extends alcohol (employers with 25 or fewer consumption and “open employees) container” laws to Prop 64 as well. Driving while high will be 9. CHANGE IN MARIJUANA LAWS treated the same as, or similarly While marijuana possession has to, driving under the influence of been legalized under California alcohol. law since early 2017, January

About SDEA – San Diego Employers Association (SDEA) is an HR consulting and professional development training organization serving primarily small to mid-sized San Diego-based companies. SDEA offers a variety of HR and professional development classes to keep companies up-to-date on changing employment laws. To view the full list of classes, visit sdeahr.org. To learn about SDEA’s membership benefits, email info@sdeahr.org or call 858-505-0024. About Wilson Turner Kosmo – Wilson Turner Kosmo is the largest certified women-owned law firm in San Diego, and one of the largest in California. Founded in 1991, Wilson Turner Kosmo represents the litigation and counseling needs of companies on a local, statewide and national level. To learn more, visit wilsonturnerkosmo.com.

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Make informed decisions about your rental property A must for all owners and managers of rental property! Whether you own one better informed decisions regarding your rental investment. With RentalOwner you get the latest news and trends that are critical to managing your rental property(ies). Each issue of RentalOwner includes:  Local, State and National Updates

 Legal Question and Answer Column  Industry Insights and Management Advice  Cost Saving Tips  Information on Industry Classes, Seminars and Events  Twice Yearly Vacancy & Rental Rate Survey (Fall & Spring)

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858.278.8070 858.751.2217 ogalvez@sdcaa.com www.sdcaa.com February 2018 RentalOwner | 47

Tips

to get the Maximum lifespan for your roof

ÂŠ Katarzyna Bialasiewicz | Dreamstime.com

roof is an essential part to a building and if taken care of properly a roof can live a long and healthy life. Here at Gold Stars Roofing we believe that paying attention to the signs of a deteriorating roof can keep your buildings healthy as well as save you money. Check out the 10 tips below to find out what to look out for on your buildings.

Keep the rain gutters clean Clean rain gutters are an essential part to keeping your roof healthy and getting the maximum lifespan out of your 48 | RentalOwner February 2018

gutters and roofing material. This is because clogged gutters can stop a clean water flow creating leaks and unnecessary water damage to the outer perimeter of your roof causing wood rot to the facia boards. To ensure your rain gutters stay clean have them inspected 1-2 times a year.

Replace the ridge The Ridge or the top point of your building can decay 5 years before your roof is actually ready to be replaced. Replacing The Ridge, can add years onto your roof. One can recognize when looking that this repair should be made if the edges of the Ridge are curled up or if there is visible cracking and thinning of granules allowing water to enter the attic space.

Check for discoloration Discoloration can be one of the biggest identifying factors in knowing that you need to call a contractor and replace certain sections of your roof. Discoloration

can be caused by exposure to sun over the years. The main color to look out for is black because this is a sign that the asphalt under your roofing material is beginning to become exposed due to the loss of granules.

ÂŠ Worrachet Sansing | Dreamstime.com

By: Jeff Rodgers, GSR-Roofing

Look for cracks in the roofing cement at the base of your flashings Especially on low-pitched roofs, this can become a problem as your roof ages. These cracks in the cement can be seen near the roofs flashings and jacks or any other roof penetration that requires roofing cement.

Replace Roof Sealant Replacing roof sealant will be major precaution in preventing leaks or wood rot on your buildings around pipes and roof jacks and on cap metal seams. Keeping up on this small detail will save you from having to repair a much bigger issue.

the roof through your rain gutter. This is a sign that your whole roof or certain sections need to be replaced. On flat roofs you can apply a roof coating and this will help extend the life of your roof.

Look for loose Granule The best place to look for loose Granule is on the ground near your drain pipe. Direct sun deteriorates roofing material and over time the granule releases off

Keep an eye out for Separation Separation occurs at seems and material transition points on the roof. When separation occurs gaps become visible and can create blisters. A blister in when water gets under your roofing membrane and turns into steam the heating of the sun causes the expansion creating a bubble and long snake like blisters in your roofing membrane. If you notice this, call a contract as soon as possible.

Keep your roof clean Keeping your roof clean is a major key in ensuring your roof will have proper water flow. Keeping the roof free of debris will ensure that rain gutters will not clog and turn into a larger problem possibly creating unnecessary cost. Another way to keep your roof clean is by trimming the trees around your building and making sure that they are not hanging over the roof. This precaution will help keep your roof debris free.

Paint any and all metal on your roof Making sure that all metal are covered with paint will lead to the prevention of rust. Rust can weaken roof and can create much bigger issues for your roofs stability.

Get your roof inspected by a contractor every few years could save money in the long run Having a contractor come out and inspect your roof can help you identify the above issues. Taking this precaution can lead to catching a problem that could create unnecessary expenses. The main point of inspection should be checking for ponding water because roofs are made to shed water not hold water.

February 2018 RentalOwner | 49

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Property Managers

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

D Dakota| Fairfield Residential...................... ............................................. (951) 926-8200 Delta Property Management...................... ............................................. (619) 465-5851 Douglas Allred Company.. (858) 793-0202 Dylan Point Loma|Greystar.(760) 612-9172 E Eagle Glen Apartments......(951) 461-4565 Eastman Investment..........(619) 295-5020 Essel Manager, Inc............ (619) 239-4300 Euston Management..........(858) 793-8899 EV Lofts................................(619) 452-2892 F Fairfield Residential Company LLC........... ..............................................(858) 457-2123 FBS Property, AMO .......... (619) 286-4721 FDC Management, Inc...... (714) 685-7000 G Gables Residential Corporate..................... ............................................. (858) 684-3601 Gables Residential Corporate Office.......... ..............................................(858) 684-3601 Greystar Real Estate Partners.................... ............................................. (602) 522-1200 Griswold Real Estate Mgmt., Inc................ ............................................. (858) 597-6100 H H.G. Fenton Company........ (619) 400-0120 Hanken, Cono, Assad & Co..(619) 698-4770 Harprop, Inc........................ (650) 941-6900 Heartland Associates Inc... (619) 462-2082 Hillside Terrace.................. (619) 698-2000 Homes Management, ATS Homes, Inc......... (760) 432-4663 Horizon Properties Management Service... (619) 482-3054 Humphreys Residential..... (619) 865-0389 I IIMT Sorrento Valley........ (858) 530-2100 Income Property Advisors Inc................... ............................................. (619) 302-0363 Integrity Plus Property Management....... ..............................................(619) 546-4999 Interfaith Housing Assistance Corporation........................ (619) 668-1532 Investors Property Management Group.. ............................................. (760) 967-4764 J JJHB California Properties, LLC.................. ............................................. (760) 722-6421 Johnston Property Management, Inc....... ............................................. (760) 944-0703 JS Tamers............................(619) 403- 5567 K Kevin Robinson................... (619) 265-5859 Kleege Enterprises............. (858) 481-3081 L L.E.W. Management.......... (619) 440-8915 La Haye Enterprises, Inc.. (619) 444-0190

Land Trek Property Management............. ..............................................(760) 758-6000 LBK Management Services (Rancho Hills Apts.)................................... (760) 727-0030 Lincoln Military Housing. (858) 874-8100 M Margarita Summit | Euston Management ..............................................(951) 676-1921 Mariner's Point Holdings LLC.................... ..............................................(858) 350-2564 Maya Linda Apartments... (858) 566-5350 McLain Properties..............(760) 434-6161 Melroy Asset Management.(858) 483-5111 MG Properties.................... (858) 658-0500 Mira Bella Apartments | Simpson Property Group.................. (858) 560-5720 More Property Management...................... ............................................. (858) 514-8201 N Noah Realty.........................(858) 504-0416 O OOcean Breeze Apartments | Greystar..... ..............................................(619) 428-3369 Ottman Properties BC; LTD. a British Columbia Canada Corporation................... ............................................. (415) 398-3010 P Pacific Commercial Management, Inc...... ............................................. (858) 450-6886 Parkdale Apartments | Norco Mgmt. Corp. ..............................................(760) 737-9017 Pasas Properties, Inc..........(619) 607-7560 Pathmark Properties........ (858) 578-6431 Pedro Ferreira.................... (619) 224-0306 People Helping Others Prop. Mgmt.......... ............................................. (619) 282-5400 Pierside | Greystar..............(949) 202-3991 Pinnacle Property Management Service LLC....................................... (949) 250-5302 Prime Group| Coral Bay Park & Canyons.. ..............................................(619) 276-1188 Professional Real Estate Management...... ............................................. (619) 297-7736 R R & V Management Corporation.................. .................................................(619) 285-5500 R. A. Snyder Properties, Inc........................... .................................................(619) 297-0274 REC Properties| PeĂ&#x192;Âąasquitos Point Apts.... ................................................ (858) 484-5047 Red House Property Management............... ................................................ (858) 755-3031 Rehmann Realty Group....... (619) 440-5669 RG Investment Real Estate Services Inc...... ................................................ (858) 268-5004 Rohn Properties Management...................... ................................................ (619) 990-7433 Rolling Hills Gardens........... (619) 482-7583 S S & D Property Management, Inc................. .............................................. (619) 640-7530 S. Wilson Management...... (760) 788-3995 February 2018 RentalOwner | 51

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

Willin Properties............... (619) 298-0500 Winn Residential................(559) 435-3434 Z Zimmerman Property Management......... ..............................................(619) 546-5361 ZVK Corporation............... (619) 239-7400

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Supplier

Director y 1031 Exchange Services, & Trust Services

Kole Realty Inc..........................................(858) 848-4274

Accounting

Encore Partners LLP..............................(858) 549-9410

Advertising & Marketing

Anyone Home, Inc................................. (818) 439-9988 Apartments.com.................................... (888) 658-7368 Conversion Logix...................................(866) 297-4914 ForRent.com...........................................(800) 344-2295 RentPath................................................. (858) 220-8521 Zillow Rental Network...........................(206)515-8234

Apartment Directory

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

Appliance Leasing

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

Appliance Parts & Repair

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

Appliance Sales

Kiva Kitchen Bath| Builders Appliance Supply............ ................................................................. (800) 550-4227 R & B Wholesale Distributors, Inc...... (760) 672-3999

Asphalt & Asphalt Maintenance

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

Attorneys-At-Law

D'Egidio Licari Townsend & Shah.......(619) 550-3011 Fast Eviction Service..............................(800) 686-8686 Heinz & Feinberg.................................. (619) 238-5454 Heys & Cox, Attorneys at Law..............(619) 595-4890 Kimball, Tirey & St. John LLP.............. (619) 234-1690 Todd A. Brisco & Associates, APC....... (714) 634-2814

Backflow Testing

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

Banks

Banc of California...................................(760) 680-4200 Chase Commercial Term Lending...... (619) 464-0573 San Diego Private Bank.........................(858) 519-2987 Silvergate Bank.......................................(858) 202-0508

Bathroom Refinishing

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

Bathroom Remodeling & Refinishing

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

Blinds

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

Brokerage

ABI Multifamily......................................(858) 256-7690 Doug Taber..............................................(858) 609-9559

Cabinet and Countertops

Designer Quartz......................................(858) 775-6446 Grand Design Kitchens......................... (760)-789-0992

Cabinet Refacing & Installation

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

Cable Television

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

Carbon Monoxide Alarm Compliance

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

Carpet Cleaning

Bonded Inc............................................. (858) 576-8400 Citiwide Restoration..............................(858) 231-2801 Turnover Cleaning and Carpet Care.. (619) 631-0345

Carpet Sales & Flooring

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

Cleaning & Janitorial Services

California Office Maintenance, Inc..... (858) 513-2767 Citiwide Restoration..............................(858) 231-2801 Cleanology Housekeeping Personnel Service............ . ..................................................................(619) 281-2532 Pacific Coast Cleaning, Inc................... (858) 565-1603 Suite Cleaning.........................................(619) 434-9961 Sunset Commercial Services............... (619) 252-4999

Coin-Operated Laundry Equipment

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

Collections

Fast Eviction Service..............................(800) 686-8686 GTA Consulting and Management.......(619) 578-1062 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Communications Wiring

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

Community Service

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

Concrete Pavers

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

Concrete Services

Ram Jack Pacific.....................................(619) 726-0052 Saber........................................................(800) 922-2488

Construction and Remodeling

Generation Contracting & Emergency Services, Inc... ................................................................. (858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 McMillin Contracting Services........... (619) 401-7000 Primeco Construction............................(760)390-3189 Triskell Restorations, Inc......................(951) 676-1001 Workright Property Services Inc........ (858) 751-6312

Construction Management

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

Deck Coating

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

Developer of Apartments

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

Drain & Sewer Cleaning

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

Drone Aerial Video Services

Hovercam Drones...................................(858) 531-2332

Electrical Contractors

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

Electronic Key Access

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

Emergency Service Flood/Fire

American Technologies....................... (858) 530-2400 BELFOR USA Group, Inc........................ (858) 847-9886 Hersum Construction Inc.................... (858) 373-5900 Orange Restoration................................(858) 836-2415 Pinnacle Services...................................(858) 737-6317 Signal Restoration..................................(714) 763-4153

Employment Agency/Staffing Agency

BG Multifamily.......................................(619) 379-7874 The Phoenix Staffing.............................(858) 799-0665

Energy Management

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

Environmental: Asbestos/Lead/ Mold

Alliance Environmental Group, Inc.... (877) 858-6220 American Technologies....................... (858) 530-2400 Envirocheck............................................(858) 952-6368

Equipment Rentals

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

Events

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

Evictions

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

Exterminators

Lloyd Pest Control................................. (800) 570-2847

Financial Services

CBRE.........................................................(858) 449-9484 Inter Capital Network............................(844) 938-6333 Point Loma Credit Union..................... (858) 243-7471 Revolution Financial Management.....(619) 721-3621 Woodbury Financial..............................(619) 559-8164

Fire Equipment Sales & Service

All County Fire, Inc............................... (619) 284-4770 Bay Alarm Company..............................(858) 205-7223 Symons Fire Protection.........................(619) 588-6364 Telgian Corporation..............................(877) 835-4426

Fitness Equipment & Sales

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

Flood Damage

BTR Equipment Services.......................(800) 906-4082 Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc... ................................................................. (858) 679-9928 Hersum Construction Inc.................... (858) 373-5900

Floor Coverings

Floors For Rentals..................................(619) 316-1390 Resource Floors, Inc. .............................(858) 444-1260 Seamless Flooring, LLC..........................(858) 257-2586 Shaw Industries, Inc..............................(619) 886-2179 Sitton Flooring....................................... (714) 420-0588 Turnaround Solutions...........................(858) 761-4451 Urban Surfaces.......................................(951) 738-9301

Furniture Rentals

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

Furniture Sales

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

Garage Door and Repairs

Garage Door Medics...............................(619) 704-1483 February 2018 RentalOwner | 53

Gates

LED Lighting

General Contractors

Lenders

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

Gifts

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

Heating & Air Conditioning

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

Housing & Redevelopment

Volunteers of America..........................(619) 444-1422

The Energy Smiths.................................(858) 717-9523 Chase Commercial Term Lending...... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961 Pacific Southwest Realty Services.......(858) 522-1411

PGS

Lighting

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

Lumeo......................................................(760) 650-5888

Locksmith

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

Mailboxes

Jayco Mailboxes......................................(760) 221-6460

Maintenance & Repair

Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Larry O'Dell Construction.................... (619) 501-5252

Maintenance Supply

Human Resources

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

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

Insurance

Mold Inspections & Remediation

D&S Insurance & Financial Services...(619) 279-6443 Farmers Insurance McWhirter Agency......................... ..................................................................(619) 463-7320 Jose Aroeste Farmers Insurance Agency....................... ..................................................................(858) 748-9383 North County Insurance.......................(760) 745-9511 Renters Legal Liability.......................... (801) 928-7015 Scott Held Insurance Brokers..............(858) 332-2220 Snapp & Associates Insurance Services, Inc................. ..................................................................(619) 908-3100 State Farm Insurance - Rick Wiese Agency.................. ................................................................. (619) 293-7211 State Farm Insurance- Hollie Allen.....(619) 482-8800 Willis Insurance Services of California.(858) 678-2121

Insurance Adjuster

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

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

Moving Services

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

Mystery Shopping

Online Payment

PayLease, LLC......................................... (866) 729-5327 PayRent.com...........................................(619) 247-6139

Paint Manufacturers & Supplies

Painting

A Plus Tree Care, Inc..............................(866) 815-2525 Aztec Landscaping Inc.......................... (619) 464-3303 Bemus Landscape, Inc...........................(760) 497-9625 Benchmark Landscape......................... (858) 513-7190 BrightView..............................................(619) 281-8887 LaBahn's Landscaping.......................... (619) 579-9151 Landcare Logic....................................... (858) 560-8555 Landscapes USA......................................(619) 458-8055 Liberty Landscaping, Inc.......................(951) 683-2999 M. C. Contracting Service.................... (619) 282-3083 New Way Landscape and Tree Service.(858) 505-8300 Pacific Green Landscape, Inc............... (619) 390-9962 So Cal Tree Care, Inc............................. (888) 706-8733

Leak Detection

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530 54 | RentalOwner February 2018

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

Pool Furniture

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

Pool Maintenance & Refacing

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

Printing Services

PostNet Ca260.........................................(619) 501-0869

Property Management

Wakeland Housing & Development... (619) 235-2296

Property Management Personnel

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

Property Management Software

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

Real Estate

Turnover Cleaning and Carpet Care.. (619) 631-0345

Janitorial Services

Landscape Maintenance & Service

Plumbing Fixtures

Odor Control

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

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

Plumbing

Rain Gutters

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

Kitchen Remodeling

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

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

Internet Service Provider

DAPA Janitorial Services.......................(619) 221-9292 GMI Cleaning-Security..........................(858) 309-7016 SeaCrest Services ..................................(858) 452-3232

Lloyd Pest Control................................. (800) 570-2847 Pestgon Inc............................................. (760) 724-8100 Western Exterminator Co.....................(714) 517-9000

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

Parking Enforcement

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

Parking Management

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

Paver Cleaning

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

Paving Maintenance

AMS Paving, Inc......................................(858) 880-6133 Eagle Paving........................................... (858) 486-6400

Pest Control

Bed Bug Solutions................................. (760) 758-9747 Dewey Pest Control................................(760) 744-3173

Seamless Rain Gutters Inc....................(619) 444-9191 ABI Multifamily......................................(858) 256-7690 ACI Apartments..................................... (619) 299-3000 Apartment Realty Group (ARG)...........(858) 952-1031 Pacific Coast Commercial.................... (619) 469-3600 Real Property Advisors.........................(707) 573-9273 SVN Vanguard........................................(619) 658-1113 Voit Real Estate Services...................... (858) 453-0505

Refuse Removal

Dependable Disposal & Recycling.......(619) 460-3551 Global Disposal Inc................................ (619) 368-2424 Ruff Doodie Dog Waste Removal, LLC.(619) 289-7833 Valet Living............................................ (813) 248-1327 Waste Management.............................. (619) 596-5100

Renovations & Remodeling

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

Renters Insurance

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

Repiping

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

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

Security Deposit

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

Security Guard Patrol

Bald Eagle Security Services, Inc........ (619) 230-0022 California Safety Agency...................... (866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 Signal 88 Security of San Diego.(619) 363-SAFE (7233) USGI............................................................760-590-2570

Security Services

City Wide Protection Services, Inc..... (619) 938-2333 GMI Cleaning-Security..........................(858) 309-7016 JDS Security............................................ (619) 781-8694 Kastle Systems.........................................(949)363-3526 Security First......................................... (619) 243-3992

Security Systems

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

Sewer & Drain Line Video

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

Signs & Banners

Art SignWorks, Inc................................ (951) 698-8484

Slab Leaks

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

Tree Services

Smoke Alarm Compliance

Water Conservation

Arborwell................................................ (888) 969-8733 So Cal Tree Care, Inc............................. (888) 706-8733

Smoke Free Housing

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

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

Software

Water Damage Restoration

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

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

Solar

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

Submetering / Billing Services

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

Telephone Services

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

Tenant Screening

Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 Restoration Management Company...(858) 935-1170 Servpro of Point Loma..........................(619) 275-2802 SERVPRO of San Diego City SW............(619) 269-5004 Servpro of Sorrento Valley & UTC..... (858) 527-1144

Water Heaters

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

Water Softening & Conditioning

Fluid Dynamics USA...............................(908) 797-2147

Moco Inc................................................. (800) 814-8213 On-Site.com............................................ (619) 540-7828

Web Services

Termite Control & Repair

Window Coverings

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

Towing Services

C + D Towing, Inc......................................619-463-8697 Expedite Towing....................................(619) 255-7179 Star Towing............................................ (858) 573-8700 Western Towing.......................................619-295-6577

Trauma Scene Clean Up

Entrata.................................................... (949) 281-7293 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

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

February 2018 RentalOwner | 55

Advertiser Index advertising 52 Union-Tribune 619-718-5131

damage restoration 55 Hersum Construction 858-373-5900

property management 34 Harland Property Management 858-367-0343

air duct cleaning 5 Bonded Carpet 800-734-6801

deck coatings & waterproofing 23 Medrano 619-264-3434 38 Pacific Coast Construction & Water Proofing 760-298-3170

termite Control 20 Lloyd Pest Control 800-223-2847

appliance sales IFC Ferguson Enterprises, Inc. 619-595-5600 banks IBC Chase Multifamily Lending 619-464-1597 619-464-0573 50 Umpqua 949-517-0505 bathroom remodeling 40 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 44 American Bathtub Refinishing 619-265-9200 bathtub liners 44 American Bathtub Refinishing 619-265-9200 bathtub refinishing 40 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 44 American Bathtub Refinishing 619-265-9200 broker/real estate 12 Terry Moore 619-889-1031 22 Real Property Advisors, Inc 760-815-4124 carpet cleaning 5 Bonded Carpet 800-734-6801 carpet sales 5 Bonded Carpet 800-734-6801 coin operated laundry 8 PWS Laundry Services 800-307-1234 10 Wash Multifamily Laundry 800-777-1484 concrete services 7 Ram Jack Pacific 619-726-0052

56 | RentalOwner February 2018

drawers 35 The Drawer Depot 619-873-4240 electrical contractors 15 Kennedy Electric 619-464-6568 energy & utilities 42 SDG&E 800-644-6133

towing 39 Western Towing 619-297-8697 water heaters 32 ASAP Drain Guys and Plulmbing 619-581-2127 IFC Ferguson Enterprises, Inc. 619-595-5600 windows 46 Newman Replacement Windows 619-677-6511 760-764-4553

foundation repair 7 Ram Jack Pacific 619-726-0052 evictions 50 FastEvic.com 800-686-8686 kitchen refinishing 40 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 insurance 33 Scott Held Insurance Brokers 858-332-2220 paving 18 AMS Paving 858-880-6133 pest control BC Corky's Pest Control 800-901-1102 20 Lloyd Pest Control 800-223-2847 plumbing 32 ASAP Drain Guys and Plumbing 619-581-2127 23 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe

Team Up for Success! Use an SDCAA Member 1st!

Dependably fast. And simply dependable. LOW FEES | GREAT RATES | STREAMLINED PROCESS

Apartment loans done right. Chase is known for our fast, eﬃcient loan processing and low fees. It’s what has made us #1 in multifamily lending nationwide. With great rates, low fees and a deep understanding of the local market, our team gets apartment loans done right. Call me today to learn how we can put our resources to work for you. Kristy Blair, CCIM Client Manager SDCAA Board of Directors (619) 464-1597 kristy.blair@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. All rights reserved. #1 claim based on 2017 FDIC data. ©2018 JPMorgan Chase & Co. All rights reserved. Chase is a marketing name for certain businesses of JPMorgan Chase & Co. and JPMorgan Chase Bank, N.A. Member FDIC. 287942

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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.

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