Southern California Rental Housing Association Rental Advisor

February 2020

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

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CONTENTS Industry Voices

FEBRUARY 2020

7 Thoughts on Rental Forms

21 What's Your REAL Cash on

Norman Cullen, Independent Owner Business Operations

31 Dealing with The Death of A Tenant SCRHA White Paper

39 Vote No on Measure A SCRHA Advocacy

Cash Return?

Jason McMurtry, MBA Investing

37 Displaying Election/ Political Signs on Rental Properties SCRHA White Paper

47 Making the Most of Seismic Retrofits through Adaptive Reuse Ali Sahabi, Optimum Siesmic Business Operations

In Every Issue 3 4 11 15

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

Use A Member First

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

2020 OFFICERS

President Kendra Bork, Cambridge Management President Elect Lucinda Lilley, FBS Property, AMO Vice President John Modlin, GRI, Independent Owner Secretary Aiesha Blevins, Alliance Residential Treasurer Abigail Rex, American Asset Management

Rental Advisor

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

Legislative Chair Shannon Kelly, Independent Owner Immediate Past President Scott Cook, CPM, SVN Asset Advisory Group

2020 DIRECTORS

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070

Allison Pfister, GreyStar Athan Ranglas, R&V Management Buck Buchanan, Owner Carla Azevedo-Taber, Progress Management Gail Miller, Lincoln Military Housing Hojjat "Tom" Tamar, Owner Jay Lopeman, BG Multifamily Kurt Sullivan, Douglas Allred Company Melissa Deen, Sunrise Property Management Nichole Lawhon, Apartments.com Scott Ledesma, Generation Contracting & Emergency Services Todd Henderson, Owner

Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217

HONORARY LIFE ADVISOR

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

G. Wesley Harker

Molly Kirkland, Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Kim Zebroski, Office Manager kzebroski@socalrha.org 858.751.2220 Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219 Mike Nagy, Public Affairs Manager mnagy@socalrha.org 858.751.2214

Tanya Sprague, Membership Development Specialist tsprague@socalrha.org 858.751.2208

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

Cover Credit Š Shawn Hempel | Dreamstime.com

Our Address

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

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

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

ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Kendra Bork

2020 President Southern California Rental Housing Association

W

e have a perception problem. The current perception is that the rental housing industry is made up of mostly gigantic corporations, when, in reality, these companies represent only a small fraction of the rental housing industry. This insinuation that society’s elite represents the majority of property owners and managers is simply untrue.

The reality is much of our industry is made up of small independent owners and managers. In fact, 78.4% of the Southern California Rental Housing Association’s members are independent rental owners. They are owned and managed by small businesses doing their best to keep their residents happy and their investments well maintained. We, as owners, managers and suppliers, reflect the community at large because we are a part of the community at large. Our members work long, hard hours and sacrifice a lot to provide for our families and for our future or current retirement.

There is a perception among some elected officials that residents and landlords are on opposite sides, that residents benefit whenever government places more restrictions on landlords; this is not true.

There are no sides in the housing crisis; there are no landlords versus residents or ‘haves’ versus ‘have nots.’ Both landlords and residents suffer the same because our relationship is symbiotic.

Whenever a new restriction forces more independent property owners and small businesses out of the industry, residents end up paying higher rents or get forced out of the local rental market themselves.

When one party is adversely affected, both parties suffer in the long term. Many studies and reports conclude that the primary reason why housing in California is so unaffordable is due to its complicated and onerous laws and regulations. Unfortunately, some legislators still believe the solution to California’s housing supply problem is to impose

more of the very same laws that caused the housing crisis in the first place.

There is a perception that all residents must be protected from landlords. However, what about the good residents who comply and follow the rules but must deal with those who don’t? What protections do good residents receive if a landlord is forced to keep a bad resident on the property? Lately, it seems legislators are doing more to protect a small fraction of residents at the expense of the majority of others.

While the concerns are legitimate, there are those who take advantage of the system and the good residents around them suffer.

Right now, the balance in California is tilting too far in favor of some Californians at the expense of many others. While we understand elected officials feel compelled to help, legislators need to realize the laws they enact could be causing more harm than good.

We are not opposed to regulation, but we will not support regulations that hurt our industry and make California’s housing crisis worse. California needs a system that is equitable for everyone and does not pick a side. Elected officials need to understand how their decisions also impact good residents, independent rental owners, and small management companies.

We need more housing for all Californians. We need subsidized housing, and we also need marketrate housing that is affordable for middle-income Californians. Rather than discouraging these types of housing development, legislators should consider ways to help defray the added cost whenever a new regulation goes into effect.

To restore balance in California and change the perception of our industry, we must work harder to share our stories with our representatives and engage the critics of our industry. We need to demonstrate our diversity so that they hear from more than just the large corporations. You have the voice, and you can make the difference. Please join us to be the new face and advocate for rental housing.

February 2020 socalrha.org | 3

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

A

re you undecided on a New Year’s resolution? Broke your resolution already? Achieve your resolutions the easy way by utilizing your SCHRA membership. SCRHA is here to help you accomplish your goals, whether it’s learning new changes in the law or best practices, earning a designation, networking to make new contacts or building upon your existing relationships, or by promoting your business to our members.

There are concerns and frustrations that we can or can’t control, so take control now through education, networking, and creating new business. We enhance the rental housing industry when we invest in ourselves and one another; fortunately, it is easy to do through SCRHA. Last year, SCRHA held more than 60 education classes and seminars and organized designation courses for leasing agents, property managers, maintenance technicians and suppliers. We held multiple networking mixers in Riverside and San Diego counties. We sold out and exceeded attendance at our premier events such as the Education Conference & EXPO, Charity Golf Classic, and Mark of Excellence Awards dinner. Many of our members showcased their products or services to the entire SCRHA membership by utilizing our many marketing and sponsorship opportunities throughout the year.

This year, the SCRHA has new marketing and sponsorship packages. The packages include complimentary tickets and many different options to help members market their business to hundreds of SCRHA members at our premier events. All owners and managers should be using our InfoLink Resident Screening product to evaluate their resident applicants. InfoLink eliminates the headache when it comes to screening applicants - and its free for members to set up an account.

Visit socalrha.org now to see our activities, classes and events. Register for our new Solution Series

classes like the Small Claims Court class on March 12.

Classes fill up quickly! For instance, our Statewide Section 8 class on February 27 is already sold out, so register early . The SCRHA is continuing its Maintenance 101 Training Series on Air Conditioning and Electrical Safety on March 17.

Register now for the SCRHA’s Education Conference & EXPO, now known as the ‘Innovations in Rental Housing Education Conference and EXPO’ on April 21 - it is a new twist to the Education Conference & EXPO. Come learn how to innovate your rental business from our experienced supplier members who provide tremendous value to all rental housing professionals. Maintenance Technicians, if you want to compete to win at Maintenance Mania, register now for the Maintenance Mania Boot Camp on March 13. The Boot Camp provides tips and techniques to Maintenance Technicians who want to perform their best at Maintenance Mania on April 21. Supplier members, reserve your exhibitor booth now to showcase your innovative rental housing products and services. Owners and managers get your tickets now so you can attend the education classes scheduled throughout the day and cheer for your favorite maintenance technicians competing at Maintenance Mania.

Thank you to everyone who attended the Riverside Quarter-Day Conference and Mixer on February 13.

The conferences are a great resource for Riverside members who want to learn and network with other members in the Riverside Territory. The next Quarter-Day Conference is scheduled in May; look for more details in future announcements.

Even if you don’t believe in New Year’s resolutions, you still have much to gain by learning something new or knowing the new changes in California law, networking with members and creating new business development opportunities through the SCRHA. Our entire industry benefits when we invest in ourselves and in each other. Turn your challenges into exciting new opportunities. Let the SCRHA will help you achieve your goals. Thank you for your membership and support.

4 | Southern California Rental Housing Association Rental Advisor February 2020

February 2020 socalrha.org | 5

Independent Owner 101 Certification

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn Independent Owner 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Asbestos Awareness: Even though the use of asbestos was banned in 1989, more than 1.3 million workers still face significant asbestos exposure risk on the job. This course covers basic asbestos repair techniques as well as guidelines for asbestos removal.

Conflict Resolution: Learn four ways to respond to any conflict, and when to use each approach in a property management environment: improved listening skills, negotiation techniques, and how to work with a coworker to solve a disagreement.

Curb Appeal and General Exterior: This course identifies what curb appeal is and its importance in rental housing.

Maintenance and Resident Retention: In this course, you will learn why maintenance matters in retention, how to perfect your maintenance process and ways to enable maintenance success.

Emotional Support Animals: Reasonable accommodation requests for assistance animals, including emotional support animals, creates challenges for many owners. They affect an owner’s ability to apply rules and policies to the requesting resident’s animal. Additionally, they expose owners to possible fair housing complaints. This course provides scenarios, frequently asked questions, and resources to download for easy reference.

Preventive Maintenance: All rental housing, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention, a dwelling will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your rental property and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the rental housing industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This two-part series will be held in person at Southern California Rental Housing Association and includes new Fair Housing laws for .2020.

© Zorandim - Dreamstime.com

An Independent Owner’s

Thoughts on Rental Forms Written by Norman Cullen, Independent Owner

B

eing a small independent Rental Owner and not using a property management company, filling out leases for new tenants can take an hour or several hours.

Are you aware that there are several ways to perform this task?

This article deals with using tenant screening services by InfoLink Resident Screening and BlueInk online document review and eSignature process.

Using InfoLink When you submit your resident screening online at www. sdinfolink.com (which is quicker and less costly than by phone or fax) you will receive a completed report in your “mailbox.” Many times your results are received within minutes.

In your www.sdinfolink.com mailbox, at the far right of that individual’s report there is an icon (link) that is titled “documents.”

By clicking this icon, you are taken to a page where you click and choose the forms that you need, ALREADY POPULATED WITH YOUR new tenant’s name, property address, etc.

Total time to fill out the rental agreement and additional forms can take 1.5 to 2 hours, plus meeting the tenants, going over the forms and signatures, which can be an additional 1.5 hours.

Using BlueInk If you have taken advantage of SCRHA’s BlueInk document and eSignature product, all of the forms are available pre-populated online and are sent by email to your new tenant(s) for their signature(s).

By utilizing the BlueInk online process, the total time to fill out the forms is one hour and no personal meeting for signatures.

The Importance of Forms In addition to the forms, I take a picture of the tenant(s) driver’s license and car license plate(s).

OVERKILL? I’ve never had an attorney tell me, when preparing for a court date, that I’ve used too many forms!

Over the past 40+ years of individually dealing with tenants and by utilizing SCRHA forms and InfoLink screening, I’ve only had to evict three tenants.

As a comparison to this number of forms, when you rent a car at the airport, you are required to sign and fill out 6 to 8+ pages of forms, at a very rapid pace, for a vehicle that is worth $20 to $40 thousand dollars.

When you consider that your apartment is worth $100,000 to $300,000 in today’s economy, don’t you think that it is worth your February 2020 socalrha.org | 7

SCRHA and up-to-date rental forms, your new tenants will have an idea of what is acceptable or not.

© Fizkes | Dreamstime.com

It’s up to you on how you treat your tenants (subject of course, to Fair Housing and other laws); I always treat my tenants as I hope my children would be treated by other landlords.

The above information is for informational purposes only, no legal recommendation is made that this is the only correct way to fill out your lease forms.

time to SPEND THE TIME with your new tenant and explain what is expected of them when they live in your unit?

The initial lease signing and handing over of keys may be the

only time that you personally interact with your tenant that doesn’t involve them in a negative setting – loud noises, late rent, smoking, etc.

With clear-cut guidance from

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The author, Norman Cullen has been an independent owner member of the Association since October 1977.

February 2020 socalrha.org | 9

10 | Southern California Rental Housing Association Rental Advisor February 2020

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REGIONAL

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LEGISLATIVEUPDATE

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Mayor Faulconer gives final State of the City Speech

San Diego Mayor Kevin Faulconer gave his final State of the City speech on January 15. Faulconer summarized his major accomplishments from last year including adding new fire stations, extending library hours, while repaving miles of city streets and fixing potholes. Faulconer also highlighted the housing reforms adopted last year such as new parking requirements for housing projects along transit corridors and updating the city’s density bonus to include larger bonuses for projects that qualify and additional bonuses for middle-income units.

Faulconer addressed his priorities for 2020. Much like his previous addresses, Faulconer stated he will continue to focus on San Diego’s Measure C which will expand the San Diego Convention Center and provide additional funding for housing and homelessness support programs. Faulconer also will continue to focus on maintaining public safety, preserving city facilities and services, improving the city’s infrastructure, and enacting more housing policy reforms such as the Complete Communities concept.

Faulconer outlined his “Complete Communities”

proposal aimed at addressing all needs of each community. The policy will address issues like climate change, recreation, mobility, infrastructure, as well as housing.

The policy also changes how fees are assessed on new housing. Instead of builders paying a flat fee per housing unit under the present structure, developers will be able to recalculate their fees based on Floor Area Ratio (FAR). Faulconer says the FAR fee structure will encourage more developers to build smaller-sized units that are more affordable to middle-income people and families. The Land Use & Housing Committee already voted to support the Complete Communities plan in December. Complete Communities will be considered by the full city council later this year.

Temecula City Council adopts ordinance prohibiting Short-Term Vacation Rentals

The Temecula City Council approved an ordinance that will prohibit all Short-Term Vacation Rentals from operating in the city. The city council held several workshops to get feedback including a pubic hearing on March 2019 to solicit public feedback on options that would be considered in the ordinance.

February 2020 socalrha.org | 11

At the conclusion of the March 2019 hearing, the City Council directed City staff to create an RFP bidding process to hire a third-party vendor that would be tasked with monitoring illegal short-term rentals advertising on vacation rental websites, creating an enforcement component in the ordinance that would include fines and penalties for rentals caught violating city rules, and to continue meeting with the Short-Term Vacation Rental Task Force to get their direction on the proposed ordinance.

fines of $1,000 per day.

In Temecula city staff analysis, staff reported that all vacation rentals operating in the city are technically illegal because the rentals are not a defined use in the city’s municipal code or addressed in its zoning rules.

After meeting with the City’s Short-Term Rental Task Force, the task force directed city staff to create an ordinance that would prohibit all short-term rentals operating in the city.

The ordinance takes effect 30 days from passage. The city has begun broadcasting announcements urging short-term vacation rentals to shutdown operation before the ordinance takes effect. Once the ordinance goes into effect, the city will mail ‘cease and desist’ letters to all short-term rentals advertising on websites.

The city also hired a third-party vendor in charge of searching for short-term rentals that are still operating. The vendor will look for rentals in Temecula that are advertising on vacation rental websites.

The ordinance amends the city’s Municipal Code by adding the definition of short-term rentals to the city’s building code and its land use matrix. Any residence used by a person or persons for lodging for 30 or less days is defined as a short-term vacation rental. The ordinance defines and stipulates that short-term rentals are a prohibited use in the city’s residential areas. Social care facilities and Bed and Breakfasts are not considered a short-term rental because they require a conditional use permit.

Owners caught operating short-term rentals illegally in the city after the ordinance takes effect will face

MEMBERSHIP REFERRAL PROGRAM Do you know someone who owns or manages a rental property? Do you know a company that provides products and services to the rental housing industry?

Refer them to the Association to earn $20 when they join!

Email membership@socalrha.org for details.

Temecula’s Planning Commission endorsed the ordinance on June 5, 2019. On January 14, 2020, dozens of opponents and proponents of vacation rentals attended the hearing to express support and opposition to the ordinance. After several hours of testimony, the city council voted 4-0-1 (Councilmember Mike Naggar abstaining) to adopt the ordinance as proposed.

According to a 2017 city report, staff estimates there were approximately 300 short-term vacation rentals operating unpermitted in the city. As part of the resolution, city staff will return to the city council in one year to report on the ordinance and the city council will decide if the ordinance’s enforcement component requires updating. It is not yet known if groups representing short-term vacation rental owners will take legal action to sue the city or to overturn the ordinance.

Poway Residents to Vote on School Bond in March

Poway voters will vote this March on a $448 million school bond known as Measure P. Funds generated from the bonds under Measure P will go towards the repair and upgrade of existing school facilities in the Poway Unified School District. If approved, Measure P would increase property taxes by $34 per $100,000 of a property’s assessed value. Measure P is under tremendous controversy and scrutiny due the previous school bond approved by voters.

Poway voters approved a school bond more than ten years ago. The previous school bond was $105

12 | Southern California Rental Housing Association Rental Advisor February 2020

million; however, the bond will cost Poway property owners $980 million by the time the bond is paid off in 2051. The Poway School Board decided to delay bond payments while allowing the interest to accrue which significantly increased the cost of the bond.

Despite the controversy, Poway Unified School District’s Administration is urging residents to approve Measure P. District officials say the bonds will be better managed and that the school district is under new and better leadership. School board officials argue the bonds are needed to pay for necessary repairs and renovations to existing school buildings.

Supervisor Manuel Perez elected as 2020 Riverside County Board Chair

On January 7, the Riverside County Board of Supervisors voted unanimously to elect County Supervisor V. Manual Perez as the Board Chair in 2020. Perez represents the County’s District 4 which covers the unincorporated communities in the Coachella Valley, Salton Sea eastward to the Blythe on the Arizona border.

Perez is the first Latino to serve as County Supervisor and now as Board Chair. As Board Chair, Perez will determine which items will be on Board agendas and preside over County Board meetings. Perez was appointed to County Supervisor in 2017 by Governor Jerry Brown and was elected Supervisor in 2018.

Perez stated that his top priorities will be increasing mental health services and expanding affordable housing programs to address problems associated with homelessness like addiction. Supervisor Karen Spiegel, District 2, will serve as Board ViceChair. However, the county’s budget and pension issues could be a big obstacle to Perez achieving his priorities.

It was recently announced in January that Riverside County’s unfunded pension liability increased approximately by $421 million last year to a total liability of $3.5 billion. CalPERS, the agency in charge of overseeing California’s pension system, recently stated that CalPERS received a lower than expected return on its investments. The liability is projected to increase in the coming years; the county’s FY2019 budget is $6.1 billion.

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CAPITOL NEWS

By: Aaron Read & Associates, SCRHA's Lobbying Firm First, Happy New Year to all the members of SCRHA. We at Aaron Read & Associates look forward to working with SCRHA as we enter a new year and a new decade.

The Legislature returned January 6, 2020 and thus began the 2020 legislative year; the second year of the 2019-20 legislative session. Once they returned, they wasted little time introducing and/or amending two-year bills in an attempt to address the housing and homelessness issues facing California.

As we know, from past years, the legislature’s attempt to address housing issues meant making it more difficult for property owners to manage their properties. Not one bill was passed to facilitate the construction of new housing. We shall see what is in store for 2020 as the legislative year progresses.

BUDGET

Let’s recap what has happened over the last few years regarding housing and homelessness as it relates to the state budget.

• Governor Jerry Brown directed $500 million to emergency homelessness shelters in 2018.

• 2018 - voters approved Proposition 1; a $4 billion affordable housing construction bond, and Proposition 2; a $2 billion bond to fund supportive housing for people with mental illness.

• 2019 – Governor Newsom designated $1 billion for one-time investments to combat homelessness, on top of $1.75 billion to expand California’s affordable housing stock.

The 2020 Budget

Citing the need to act quickly to get homeless Californians off the streets, Governor Newsom proposed another $1.4 billion in his budget to provide shelter with much of the money earmarked as subsidies for immediate housing and community healthcare services.

• $750 million — will be distributed directly to local providers by the state Department of Social Services.

They expect the money will be used for monthly rent payments, securing additional housing units and to assist facilities that provide board and care February 2020 socalrha.org | 15

to those who otherwise would be left to live on the streets. However, there will be no specific allocations to those efforts, instead offering flexibility to needs identified in individual communities.

• The remaining $650 million — is to boost the state's Medicaid programs to expand services for homeless individuals whose housing struggles are directly linked to health problems.

Additional issues tackled in the budget include: • A comprehensive study to better understand the root causes of homelessness in California.

• Enforcing existing law requiring that health plans treat psychiatric illness in parity with other types of physical illness.

• Possible changes to how the $2 billion-plus generated annually from the voter-approved 2004 Mental Health Services Act can be better spent to help homeless m 55575 entally ill people.

With the start of a new legislative year comes more legislation. Bills are being introduced and we are reading and highlighting the ones of interest to SCRHA. We will be reporting on them as the year progresses. Also, since this is the second year of a two-year session, there are several two- year bills that authors are still trying to move. Most notably is Senator Weiner’s SB 50.

He is taking another crack at trying to get SB 50 through the legislature. The bill would allow more multi-unit developments near transit stations and job centers. His latest version was amended to give local governments two- years to design their own plans that achieve the same housing goals without increasing vehicle use or concentrating housing in disadvantaged areas. These amendments removed the opposition from local governments and other groups that opposed SB 50. We shall see if it is enough to get the bill the support it needs.

Legislation

SCRHA Association Mixer

Ballast Point Brewing Company - Miramar Industry mixers are an excellent opportunity to meet other rental property owners, managers, and industry suppliers.

Thursday, March 19, 2020 4:30 p.m.-7:30 p.m.

Invite your clients, industry friends, and colleagues to learn more about the Southern California Rental Housing Association and its members.

Ballast Point Brewing Company Miramar

We look forward to networking with our members and other professionals who are interested in joining the Southern California Rental Housing Association.

No Host Event

See you there!

16 | Southern California Rental Housing Association Rental Advisor February 2020

9045 Carroll Way San Diego, CA 92121

No cost to attend, but please register at socalrha.org

Supplier Success Course (CAS Prerequisite) Wednesday, March 25, 2020 | 9:00 a.m.-12:00 p.m.

This session is designed to provide you with the tools necessary to build relationships with members of the apartment industry, thereby increasing your possibilities for successful sales interactions.

After this course you will: • Understand • Understand how economic conditions have impacted the apartment industry • Understand • Understand the role of industry associations in improving multi-housing quality and professionalism • Understand • Understand the inner structure of the apartment associations and learn how relationships and participation in associations help build industry strength and increase your business • Identify • Identify decision-makers and recognize business resources to maximize selling opportunities • Learn • Learn ways to position products/services based on the goals of an apartment community

SCRHA Classroom 5675 Ruffin Road, Suite 310 San Diego, CA 92123 Wednesday, March 25, 2020 9:00 a.m.-12:00 p.m.

Member: $100 Non-Member: $175

Registrations are non-transferable.

Cancellation Policy: Cancellations only accepted in writing. Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

This course is the first step toward achieving your Certified Apartment Supplier (CAS) designation.

Register at socalrha.org February 2020 socalrha.org | 17

NAA Open Door Members of Southern California Rental Housing Association and the National Apartment Association (NAA) have access to special discounts through the NAA Open Door Program. Visit www.naahq.org/member-services/open-door.

naahq.org 18 | Southern California Rental Housing Association Rental Advisor February 2020

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

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February 2020 socalrha.org | 19

BROKER PROGRAM Are you selling an investment property with 50 units or less? Give your client the tools needed to be successful in the rental housing industry.

Purchase a gift membership to the Southern California Rental Housing Association as a value-added gift for your client.

CALL 858.278.8070 or EMAIL MEMBERSHIP@SOCALRHA.ORG

ENHANCE YOUR ONLINE LISTING The Southern California Rental Housing Association is excited to announce a new program from Paluxy Media.

This partnership will bring enhanced advertising opportunities to the online Business Directory.

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With increased visibility and excellent rates, this is a tremendous opportunity for our members.

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© Dmitry Ersler | Dreamstime.com

REAL Cash on Cash Return?

Written by: Jason McMurtry, MBA I was talking to a real estate investor the other day about potentially selling his rental property and the possibility of exchanging it for another, when he told me something unbelievable. By unbelievable, I mean I literally did not believe him. He said he wanted to sell the property but just couldn’t bring himself to do it because it was generating a 20% cash on cash return - from a single family rental property in Carlsbad, CA. He went on to tell me his tenants had been in place for about 10 years and he had done a great job maintaining the property and keeping rents at market rate. Beaming with pride Mr. Miller (name changed to protect the innocent) then explained to me that he purchased the property at a great price and had no debt so his cash flow was very high.

Not wanting to offend Mr. Miller but certain there was some sort

of misunderstanding going on, I asked a few questions about the property and how his cash flow was being calculated. Were the property expenses being accurately deducted to calculate the net cash flow? Was there some sort of mistake in Mr. Miller’s math? Was this property a shortterm rental that only produced high cash flows some of the time, while generating zero cash flow at other times? I couldn’t find the disconnect, until Mr. Miller suddenly explained:

twenty thousand dollars per year is equal to 20% of his original investment of $100,000 but absolutely wrong about receiving a 20% cash on cash return on his investment in this property.

When I asked Mr. Miller what the current value of his rental property was, he said he had received an offer not long ago for about one million dollars.

“Well, Mr. Miller, I have some good news and some bad news for you” I said. “The bad news is: “I purchased the property thirty you’re not getting a 20% cash on years ago for a hundred thousand cash return; it’s actually more like dollars and now it’s generating twenty a 2% return. The good news is, thousand dollars per year after you may be able to increase your expenses - a 20% cash on cash return! annual net cash flow by doing a I have considered selling the property tax-deferred 1031 several times but I’ve never been able exchange into a different to find another investment with nearly property.” as high a return.”

The truth is, Mr. Miller was Now it all made sense. Mr. Miller making a very common mistake was absolutely correct that netting amongst real estate investors.

February 2020 socalrha.org | 21

The mistake is using the original purchase price, rather than the current equity value to calculate cash on cash return. This is a mistake because it fails to take into consideration the total equity being used to generate the return. This leads to errors when comparing current cash flow to the expected cash flow of

a potential exchange property. In Mr. Miller’s case, he was losing out on potentially higher cash flows because he believed his property was producing a yield far higher than any similar alternatives.

To properly calculate cash on cash return, an investor starts by adding all rents and ancillary

22 | Southern California Rental Housing Association Rental Advisor February 2020

revenues from the property.

The second step is to subtract property operating expenses.

These include things like property taxes, insurance, mortgage, HOA dues, utilities, repairs & maintenance, and other expenses.

When forecasting future cash on cash returns, it is also important to budget for unanticipated repairs, vacancy, and turn over expenses. Once all the expenses have been calculated, they are subtracted from the gross rents to arrive at the net rent amount. This annualized number is then divided by the equity value of the property to arrive at cash on cash return.

See the example below: Gross Rents

30,000

Vacancy & Turnover

(900)

Property Taxes

(4,000)

Insurance

(1,000)

Repairs & Maintenance

(2,000)

Associate Dues

(1,100)

Utilities

(1,000)

Total Expenses

10,000

Net Rents

20,000

Equity in Property

1,000,000

Cash on Cash Return

2.00%

Once Mr. Miller realized his actual cash on cash return was a mere 2%, he was better prepared to compare alternative properties and evaluate them fairly, and therefore better able to make a financial decision that was in his best interest.

Jason McMurty is the founder and managing partner of 1031 Capital Solutions® an investment firm specializing in securitized, fractional interest 1031 exchange investments for real estate investors. He is also a Realtor® with Coastal Pacific Real Estate in La Jolla, CA. #01781509 1031 Capital Solutions is a branch office of DFPG Investments, LLC. Securities and Advisory Services offered through DFPG Investments, LLC, Member FINRA/SiPC The contents herein constitute neither an offer to sell nor a solicitation of an offer to buy any security, which can only be made by prospectus. Investors should understand all fees associated with a particular investment and how those fees could affect the overall performance of the investment. Neither 1031 Capital Solutions or its representatives, nor DFPG Investments, LLC provide tax or legal advice, as such advice can only be provided by a qualified tax or legal professional, who all investors should consult prior to making any investment decision. Past performance is no guarantee of future results.

© Tinnakorn Jorruang | Dreamstime.com

Having a clear understanding of how to calculate cash on cash return is important. Making this calculation should be one of the first steps an investor takes when beginning the process of evaluating alternative options.

By clearly understanding the financial performance of their current investment, an owner can get a good sense of whether or not there is room for improved performance (higher rents) or if other properties may be a relatively attractive option.

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Register at socalrha.org 26 | Southern California Rental Housing Association Rental Advisor February 2020

Early Registration for Owners & Property Managers $10 Members | $30 Non-Members Onsite Rate for Owners & Property Managers $15 Members | $40 Non-Members

Maintenance Mania registration is now open! Show off your skills and enter to win cash, prizes, and a chance to compete at the national Maintenance Mania competition.

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April 13, 2020 Register early to ensure your spot at the Maintenance Mania Boot Camp!

Maintenance Mania Boot Camp March 13, 2020 Create your company team and choose a captain to compete during the March Maintenance Mania Boot Camp & New Salsa Challenge! Wear your team colors and bring your team’s favorite homemade salsa. The winner will be featured in Rental Advisor Magazine. This is your chance to pick up wheels early to get a head start on your car for the Maintenance Mania Competition.

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• No limitations per company AFTER March 9, 2020. Entrants will be registered on a first-come, first-served basis. All entrants will receive a detailed packet for completion and submission upon completing initial registration.

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February 2020 socalrha.org | 27

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socalrha.org

Connect

Archives Missed an important article? Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine.

Newsletters Our Weekly Update is delivered to your inbox every Wednesday.

The email contains critical legislative updates, and current events happening at the Association. Sign up at socalrha.org.

Visit socalrha.org to find online resources for members. Whether you want to register for upcoming classes and events, download rental forms, or search our directory for new vendors, you'll find everything you need on our website.

Be sure to log in to your account to access members-only resources.

Call 858.278.8070 to reset your login credentials.

Follow Us Keep up with the Association on your favorite social media platform. Our Twitter feed (@ SoCalRHA) is where you can follow breaking news and our Instagram feed (@SoCalRHA) chronicles our classes and events. Like us on Facebook (facebook.com/ and LinkedIn for event updates and breaking news. Use #socalrha to share your content with us!

Keep in Touch Send us your insights on the rental housing industry or involvement with the Association.

Email publications@socalrha.org with "Letters to the Editor" in the subject line.

socalrha.org February 2020 socalrha.org | 29

Boost your knowledge, skills, and confidence!

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

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30 | Southern California Rental Housing Association Rental Advisor February 2020

Dealing with The Death of A Tenant © Pattanaphong Khuankaew - Dreamstime.com

White Paper by Southern California Rental Housing Association What happens when a tenant dies, what happens to the deceased tenant’s lease? What are the landlord’s rights and responsibilities to regaining the rental property or disclosing details about a tenant’s death?

Who has claim to the tenant’s property, when may a landlord dispose the tenant’s personal items if it goes unclaimed? This White Paper provides information on what a landlord can do or should do after the death of a tenant.

Disclosures by the Landlord According to California Civil Code § 1710.2, if asked, a landlord is required to disclose the death of a tenant within the last three years unless it is HIV related.

Should a prospective tenant ask

a landlord if there was a death in the rental unit, a landlord must provide basic details if the tenant’s death occurred by accident, natural causes, suicide or homicide. If the death was HIV/ AIDS related – a landlord cannot provide that information to the prospective tenant.1 The landlord also cannot provide personal details and background about the deceased tenant.2 If a prospective tenant asks about any deaths that happened on the property in the past three years, the landlord is required to provide the information, but only if asked.3 Lease Agreements & Regaining Possession of the Unit A lease agreement does not cease after a tenant dies nor is it returned automatically to the landlord. The rental unit passes to the deceased tenant’s estate as if it were their personal property and remains a part of the estate

until the lease agreement ends or the landlord decides to terminate it. If there is an Executor or administrator of the estate, the unit becomes the Executor or administrator’s responsibility until the lease agreement ends or is terminated. The unit cannot be passed to the tenant’s beneficiaries or survivors. If no action is taken, the unit remains in the deceased tenant’s estate which is liable for rental payments owed under the lease until it ends.

If the tenant’s lease agreement is month-to-month, the tenancy is terminated thirty days after the last rental payment made by the deceased tenant (Civil Code §1934).4 If the landlord decides to regain possession of the unit, the landlord should contact the Superior Court’s Public Administrator’s Office to terminate the lease. But, if a landlord decides to prematurely February 2020 socalrha.org | 31

terminate a long-term lease, once the lease is terminated the landlord can no longer receive rental payments from the estate.5 Tenant’s Property When a tenant dies, their personal property remains with the rental unit and the estate. After the lease is terminated, the landlord may remove the tenant’s property from the unit. While the existing lease is valid, the items must be secured by locking all doors and windows and changing the locks if permitted legally. The landlord also should document or take a video of the property to show the present condition of the unit.

The landlord should not let the deceased’s family or friends go unaccompanied inside or take any items from the unit. The landlord should ask any visitors to sign an indemnification agreement and provide a picture ID to

© Pattanaphong Khuankaew - Dreamstime.com

protect against possible disputes surrounding the deceased’s estate.

Once the court designates the Executor, the Executor is now in charge of the deceased tenant’s personal property. Before allowing the Executor to take possession of the unit, the landlord should request the individual to provide court documents to substantiate they are the estate’s Executor.

If the deceased tenant’s personal items in the rental unit go unclaimed after the lease has been terminated or ended, the landlord must dispose the personal

32 | Southern California Rental Housing Association Rental Advisor February 2020

property according to California law.

• The landlord must take an inventory of the remaining property - The landlord may keep the property in the rental unit or transfer the property to a secure storage unit.

• The landlord must send a notice to reclaim abandoned property to the executor or next of kin. The landlord may deliver the notice in person or mail the notice to Executor, next of kin, or to the tenant’s last known previous address. o If delivered in person, the other party must be given at least 15 days to contact the landlord to make arrangement to remove the personal items. o If the notice was mailed, the other party must be given at least 18 days to contact the landlord to remove the items.

• In the event the property goes unclaimed and the personal

items are valued at less than $700, the landlord may dispose the property. If the value of the personal items are $700 or more, the landlord must sell the items at a public auction.

• The landlord can use the funds from the auction to pay for storage of the items, and the remaining funds must be sent to the County where the unit is located.

• The landlord may contact animal control if there is a pet in the unit. If an animal is “involuntarily deposited” with someone, the person who has the animal must notify animal control.6 Security Deposit The landlord may use the deceased tenant’s security deposit to pay unpaid rent, cleaning costs, and to repair damage to the property that goes beyond normal wear and tear. Any portion of the security deposit unused by the landlord and the itemized list of deductions must be sent to the estate’s Executor.

Collecting from the Estate If the landlord cannot cover all expenses related to the apartment out of the security deposit, the landlord can petition the deceased’s estate through the Executor or administrator for compensation. If the deceased tenant's estate is in probate, the landlord can submit a creditor's claim to the probate clerk at the superior court for the amount owed. The court will include that cost as part of settling the deceased tenant's debts. If the estate is not in probate, approach the executor directly with a

bill. If there is no executor or administrator, send the bill to the next of kin.7 1 Marie, Jenna, Do Apartments have to Disclose if there’s been a Death? Home Guide | SFGATE, http://homeguides.sfgate.com/ apartments-disclose-theres-death-44805. html, 2 Should Landlords tell Tenants about a previous Death in the Property, RentPrep, https://www.rentprep.com/ leasingquestions/landlords-discloseprevious-death/ November 5, 2013 3 Ibid, Should Landlords tell Tenants about a previous Death in the Property?

4 When a Resident dies on the Property, Kimball, Tirey & St. John LLP, https:// www.kts-law.com/wp-content/ uploads/2016/09/Whena-Resident-Dies. pdf, July 2015 5 Ori, Jack, California Law for When a Tenant Dies, Pocket Sense, https:// pocketsense.com/california-laws-tenantdies-8317350.html, July 27, 201 6 When a Resident dies on the Property, Kimball, Tirey & St. John LLP, July 2015, https://www.kts-law.com/wpcontent/

uploads/2016/09/When-a-Resident-Dies. pdf 7 Ibid, Landlord Rights in the Event of a Tenant’s Death.

This is a white paper published by Southern California Rental Housing Association. White papers are are information only and not intended as legal advice.

WHITE PAPERS Our experts have created an entire library of white papers to help you navigate the complex issues facing rental owners and property managers.

Log in to your account to read one of our in-depth white papers. With more than 60 white papers available online, you can access the information you need.

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February 2020 socalrha.org | 35

Solution Series: Statewide Mandatory Section 8 Thursday, March 19, 2020 | 12:30 p.m. - 1:30 p.m.

Instructor: Shanly Hopkins, Kimball, Tirey & St. John LLP Did you know that landlords will be required to accept Section 8 beginning in January 2020? In addition to the City of San Diego’s source of income law that made Section 8 mandatory for all properties within San Diego City Limits as of August 1, 2019, the Fair Employment and Housing Act has now been amended to require that all properties statewide accept Section 8 vouchers and other types of rental assistance. Learn about these source of income laws, including: • How • How the City of San Diego’s ordinance interacts with the new state law; • Advertising • Advertising dos and don’ts; • How • How to properly calculate income; • How • How to qualify voucher holders; and • The • The impact of these laws on your leasing policies and procedures and more If you own or manage rental property in California, this class is for you! Don’t miss this opportunity to learn how these new laws affect your property and business operations.

Register at socalrha.org

36 | Southern California Rental Housing Association Rental Advisor February 2020

SCRHA Classroom 5675 Ruffin Road, Suite 310 San Diego, CA 92123 Thursday, March 19, 2020 12:30 p.m. - 1:30 p.m.

Member: $25 Non-Member: $45

Registrations are non-transferable.

Cancellation Policy: Cancellations only accepted in writing. Fees are not refunded for cancellations received within 72 hours of the seminar, no shows, late arrivals, and early departures. NO EXCEPTIONS!

© Pavlo Syvak | Dreamstime.com

DISPLAYING ELECTION/POLITICAL SIGNS ON RENTAL PROPERTIES

White Paper by Southern California Rental Housing Association California Civil Code §1940.4 establishes the rights and obligations of both residential tenants and landlords regarding political signs on rented property.

State law prohibits a landlord from disallowing a tenant to post or display “noncommercial” banners, flags, posters and/or signs in or on their rental unit on rental properties, including signs that are associated with political matters, elections, public commission, or issues up for a public vote. Tenants still must comply with local city or county ordinances of how long the signs can be displayed, and when the signs must be removed.

If a local ordinance addressing display or posting of such signs does not exist, the landlord may establish rules with reasonable time limits on how long the tenant can display the signs and when the signs should be removed by the tenant.

Posting or Displaying of Election/Political signs, etc.

California Civil Code §1940.4 permits tenants on multifamily and single family rental properties to post or display banners, flags, posters and/or signs related to political or election related issues, recalls, referendums, and measures up for a public vote.

Under the law, landlords cannot prohibit a tenant from posting or displaying such signs at a rental property.

Tenants residing in a single family home may post/display election or political related signs on the unit’s balcony, door, window, outside wall, or yard of the rental unit.

Tenants living in a multifamily complex may post or display their signage on their unit’s door and window.

However, the landlord may prohibit a tenant from posting or displaying the sign if the sign

or poster is: • More than 6 square feet in size • Violates local, state, or federal laws, or • Violates provisions concerning common interest developments.

Tenants also must comply with all city and county ordinances concerning the display of political/election signage. If the local government does not have a local ordinance specifying for how long or when political/election related displays must be removed, the landlord may establish “reasonable time periods” for the tenant’s display and removal of the signs. The rule should allow a tenant to post or display their signage at least ninety (90) days prior to the date of the election or vote, and allow the tenant at least fifteen (15) days after the date of the election or vote to remove the signage.

February 2020 socalrha.org | 37

Advertise with SCRHA Reach Your Target Audience

Reach 2,400+ members throughout Southern California by advertising in Rental Advisor Magazine.

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Distributed in print and available online, your advertisement increases visibility with independent property owners, managers, and community leaders throughout the region.

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socalrha.org 38 | Southern California Rental Housing Association Rental Advisor February 2020

Vote NO on

Measure A Southern California Rental Housing Association is strongly opposed to Measure A on the March 3, 2020 Primary Election ballot. Commonly referred to as the SOS Initiative, Measure A is an anti-growth measure. It would enact bad public policy – a new ballot-box-planning requirement for housing –in San Diego County.

Measure A would mandate a new ballot-box-planning process that would affect many plans to develop or redevelop homes in the San Diego County unincorporated area. This initiative would require a countywide vote to add just six houses to the County’s General Plan. That is not a typo: Measure A would force 1.6 million San Diego voters to decide changes

for as few as six houses – yet puts no limits at all on hotels, resorts, casinos, country clubs, office buildings, warehouses, or factories in our rural and semi-rural areas.

Additionally, projects within an unincorporated village – places like Julian, Alpine and Ramona – are exempt from the measure.

Measure A would block most or all changes to the County’s General Plan for 20 years – a document planning experts say should be regularly updated to guide growth and respond to community needs.

Local businesses are already struggling to recruit and retain talent because of our housing crisis, yet the SOS measure will make our housing crisis worse and drive more jobs away.

No on A is endorsed by both the Republican and Democratic parties of San Diego County, as well as the San Diego County Taxpayers Association, the San Diego Regional Chamber of Commerce, and numerous other business groups. The REALTORS groups, the Building Industry Association and housing developers such as Affirmed Housing, Chelsea Investment, Hitzke Development, Community HousingWorks and Norwood Development Strategies have endorsed the No on A campaign.

We urge you to vote No on A. For more information, visit the campaign website at

www.noonsos.org

February 2020 socalrha.org | 39

Welcome New Members INDEPENDENT OWNERS AJX Properties, LLC Charles Ostro David and Anna Chan Denise Wilson Dianne Osterling Gadol Investments, LLC George Coles Harold G. Pell Hershel WME

James Bertolino JELD Properties LLC John Jaffe Company LP Jonathan Stead Maria A. Acosta MMC Real Estate Holdings Peggy Hamilton Richard Muus

Robert Rodrigues Sayers Real Estate Management Simpson McKee Family Trust Stephanie Salts Tina and Bob Blair Ulric St Apts Veronica Hermann William Lum Zaida Escalante

SUPPLIERS Advanced Meter Solutions Arbor Realty Trust, Inc. Black Diamond Paving, Inc. HomeStreet Bank Horizon Solar Power John's Elite Cleaning

Landsystems - A Monarch Landscape Company Paul Davis Emergency Services Pinnacle Emergency Services RentVision Truly Nolen

Urban Renovation & Construction West (DBA: URC West,Inc)

PROPERTY MANAGERS CPQH - Camp Pendleton & Quantico Housing Overlook at Bernardo Heights

"Our company has proudly been a member of the Southern California Rental Housing Association for over 30 years. The legislative and educational support the association offers is unparallel. The diverse group of members within the association is always willing to lend a helping hand whenever anyone is in need.

The association has been vital in protecting the rental housing industry and supporting the growth of our company. I encourage everyone to be a part of this exceptional association."

Athan Ranglas – R & V Management

40 | Southern California Rental Housing Association Rental Advisor February 2020

CELEBRATING 1966 1968 1969 1972 1974 1975 1976 1977 1977 1978 1978 1979 1979 1980 1982 1982 1983 1983 1984 1985 1987 1988 1988 1989 1989 1989 1989 1990 1990 1992 1994 1994 1995 1996 1996 1997 1997 1999 1999

Kay Mark, Inc. Wexford Enterprises, Inc. James A. Burkhardt John Tyndall Janet Griffin Rose Emry Gerald Morris Marie DeSanti Quate Properties LLC Seaport Realtors Thomas & Marilyn Tindel Michael Hinners Shannon Cutsinger Don Urena David Stanley Heartland Associates Inc. Steven R. Kellman Tom Ranz Dominic LaRussa ACI Apartments Office Tompkins Enterprises Michael Keller David and Kathleen Wageman Biggins Property Management R & V Management John Colclough Michael and Sandy Posner Lauren Peterson Orchard Beach Properties Cort Furniture Rental Jewel Foundation, Inc. Narragansett Plaza Millard Schewe III Alice Kammerman Harold West Ashcraft Investment Co., Inc. Cable, Pipe & Leak Detection, Inc. Mary Anne Stevens William Vail

an ANNIVERSARY This Month

10+ years of membership

2000 Dunn-Edwards Corporation 2000 Glenn Mitchel Realtors 2000 H.G. Fenton Company 2000 Terry G. Anderson 2000 Westbrook Apartments| Fairfield Residential 2000 Yardi Systems 2001 All Valley Washer Service 2001 Christina Boller 2001 Mark Tarpin 2001 Pro-Tech Painting Company 2001 Robert Vinck and Mary Ann Gleason-Vinck 2002 B.A.G. Properties 2002 Greg J. Gallagher 2002 John Goodman 2003 Brian Ferguson 2003 Debra A. Markey 2003 Hilary Bilodeau, Owner 2003 Pepperhill Apartments 2003 Robert Ruane & Joe Rood 2004 George Phillips Sr. 2004 Ray Adams 2004 Rey and Debra Yturralde 2004 Robert Schneeloch 2004 Roberto Cavallaro 2005 Gary Mellom 2005 Moco Inc. 2005 Tom Bobczynski 2007 Capella at Rancho Del Oro 2007 Juan Betancort 2007 Sea West Inc. 2008 CG Harmon Investments, LLC 2008 Ogden Holding Co. L. P. 2009 Casa Antigua West Apartments 2009 Daniel J. Marks 2009 Susan F. Botts 2009 The Bregantic Family Trust 2010 Chuck Derry 2010 City View Community 2010 FAASCO

February 2020 socalrha.org | 41

CALENDAR 12 March

Solution Series: Small Claims Court 10:00 a.m.-12:00 p.m.

17 March

Maintenance 101 Training Series: Air Conditioning Mechanical and Electrical (Advanced) and Safety on Site 8:30 a.m.-3:30 p.m.

19 March

Association Mixer 4:30 p.m.-7:30 p.m.

Ballast Point Miramar

25 March

Supplier Success Course (CAS Prerequisite) 9:00 a.m.-12:00 p.m.

13 April

Solution Series: Risk Management 10:00 a.m.-12:00 p.m.

14 April

Maintenance Course #2: EPA Section 608 of The Federal Clean Air Act Certification Testing 8:30 a.m.-3:30 p.m.

ICON KEY

Independent Property Owners 42 | Southern California Rental Housing Association Rental Advisor February 2020

Property Managers

Register at socalrha.org 19 March

Solution Series: Statewide Mandatory Section 8 12:30 p.m.-1:30 p.m.

FEATURED EVENTS

Maintenance Mania April 21, 2020

Maintenance Mania registration is now open! Show off your skills and enter to win cash, prizes, and a chance to compete at the national Maintenance Mania competition. Register early to ensure your spot at the Maintenance Mania Boot Camp on March 13!

7 April

CAMT Training 10:00 a.m.-12:00 p.m.

23 April

Fair Housing 8:30 a.m.-3:30 p.m.

Suppliers

2020 Innovations in Rental Housing Education Conference & EXPO

April 21, 2020 | San Diego Convention Cntr 1,800 Property Owner & Manager Attendees 100+ Exhibitors to Visit​ Free Education Seminars Cash Prizes

Register for events and classes online at socalrha.org or call 858.278.8070.

Contact the Events Team at 858.278.8070 or events@socalrha.org for more information.

February 2020 socalrha.org | 43

Maintenance 101 Training Series The Southern California Rental Housing Association, along with HD Supply, is excited to bring you in-depth maintenance classes designed for independent owners and maintenance techs. Every class features an overview of practical skills.

Enrollment includes access to HD Supply’s online learning so you can review class materials and take other online courses for FREE! Each half-day session is $55/$65 per person. Register for TWO half-day sessions: morning and afternoon in the same day for $90/$100 (total) per person (excluded EPA Certification Course). Pricing shown is member/non-member pricing.

There are many ways to sign up for these popular classes! You can register online at socalrha.org or simply mark the classes you want to attend and fill out the registration form with your information. Return the completed form to education@socalrha.org or fax to 858.278.8071.

Name:

Member No.:

Company Name: Phone Number:

Email:

Individual Course:

Classes x $55/$65 =

Two Course Special (2 Half-Day Sessions on Same Day): Specials x $90/$100 = Full Maintenance Series (All 6 classes) $415/$425: □ Check Payment (Payable to SCRHA) □ Payment by Credit Card □ American Express □ Discover □MasterCard

□ Visa

Morning Session: 8:30 a.m. -11:30 a.m.

Afternoon Session: 12:30 p.m.-3:30 p.m. □ Tuesday, March 17, 2020 Air Conditioning Mechanical and Electrical (Advanced) Morning Session: $55/$65 □ Tuesday, March 17, 2020 Safety on Site | Afternoon Session: $ 55/$65 □ Tuesday, April 14, 2020 EPA Certification| Full Day: $180/$195 □ Tuesday, June 9, 2020 Electrical Fundamentals (Beginners) Morning session: $55/$65 □ Tuesday, June 9,2020 Plumbing Fundamentals (Beginners) Afternoon session: $55/$65 □ Tuesday, October 13, 2020 Water Heater | Morning session: $55/$65

□ Thursday, October 22, 2020 Electrical Fundamentals (Advanced) Morning Session: $55/$65 □ Thursday, October 22, 2020 Plumbing Fundamentals (Advanced) Afternoon Session: $55/$65

Name on Card: Expiration Date:

Zip Code:

This registration form is a legally binding contract when signed below by the student and accepted by the Southern California Rental Housing Association.

Signature:

Each half-day session is $55/$65 per person. Register for TWO half-day sessions – morning and afternoon in the same day for $90 /$100 (total) per person!

□ Tuesday, October 13, 2020 Mold & Mildew | Afternoon Session: $55/$65

Credit Card Number:

Security code:

Class Venue 5675 Ruffin Road, Suite 310 San Diego, CA 92123

Date:

*Schedule for modules may vary. **Class dates are subject to change. Cancellation Policy & Rescheduling: Cancellations are only accepted in writing. Cancellations received 96 hours prior to the first course will result in a refund of the series minus a $15 cancellation fee.

44 | Southern California Rental Housing Association Rental Advisor February 2020

□Tuesday, December 8, 2020 Make Ready Technician Morning Session: $55/$65 □Tuesday, December 8, 2020 Kitchen Appliance | Afternoon Session: $55/$65

Air Conditioning Mechanical and Electrical | (Advanced) Tuesday, March 10, 2020 | 8:30 a.m.-11:30 a.m.

This three-hour course is an introduction and overview for HVAC technicians, no matter his or her skill level. It begins with discussing air conditioning systems and the fundamentals of the "refrigeration cycle." The four major components of an AC system, how they work, and how to maintain them is then detailed. This class covers topics such as preventative maintenance (tools and techniques) and the troubleshooting skills needed to work on and operate the equipment typically found in both multi-family facilities and single-family homes.

grade water heater tank. The course will present and clarify operation fundamentals of the Natural Gas Burner and InTank Electrode water heaters, and typical equipment parts layout and design. It will identify major serviceable components and maintenance procedures used to set-up, operate, troubleshoot, repair, and clean a typical residential grade water heater.

Safety on Site Tuesday, March 10, 2020 | 12:30 p.m.-3:30 p.m.

This 3-hour class is an overview of the highest priority a maintenance associate has, which is safety. It is a good introduction to OSHA and the regulations it has designed to keep the maintenance associate safe and healthy on the work site. In addition to these laws and rules, common sense applications and ideas will be discussed.

Mold & Mildew Tuesday, October 13, 2020 | 12:30 p.m.-2:00 p.m.

This 1.5-hour course is designed to be a starting place for any maintenance technician no matter his/her skill level. The "MOLD & MILDEW" course is designed to explain and clarify the qualities, characteristics, and most common sites and causes of a mold growth, and when found, how to identify them. We will review what a complete repair process for an interior wall growth, accounting for replacement wallboard and structural materials, including the selection and use of tools and consumables. The course will present an overview of trouble-shooting the causes of mold, with several accepted mitigation solutions including maintenance.

EPA Section 608 of the Federal Clean Air Act Certification Testing | (Advanced) Tuesday, April 14, 2020 This is an opportunity for technicians to become certified by the EPA to work with AC refrigerants. A technician must hold this certification in order to legally purchase or handle all refrigerants used in residential and commercial air conditioning systems. This morning session will review the EPA 608 booklet. Booklet will be provided to enrollees two weeks prior to start of class. After the morning review session, the test will be administered by a Proctor for ESCO in accordance with EPA guidelines.

Electrical Fundamentals (Advanced) Thursday, October 22, 2020 | 8:30 a.m.-11:30 a.m.

This 3-hour class is an introduction and overview to Electricity, how it works, and how it is measured using the functions of Voltage - Amperage -Watts - Resistance. Ohms law and is applications will assist in defining and understanding troubleshooting components. The basics of electrical circuits, typical residential wiring, breakers, service box connections, grounding wires and cable color and insulation codes will be covered. Additional topics include: safety, American wire gauge and amperage, OSHA, and basic techniques of electrical troubleshooting.

Electrical Fundamentals (Beginners) Tuesday, June 9, 2020 | 8:30 a.m.-11:30 a.m.

This 3-hour class is an introduction and overview to Electricity, how it works, and how it is measured using the functions of Voltage - Amperage -Watts-Resistance. Ohms law and is applications will assist in defining and understanding troubleshooting components. The basics of electrical circuits, typical residential wiring, breakers, service box connections, grounding wires and cable color and insulation codes will be covered. Additional topics include: safety, American wire gauge and amperage, OSHA, and basic techniques of electrical troubleshooting.

Plumbing Fundamentals (Advanced) Thursday, October 22, 2020 | 12:30 p.m.-3:30 p.m.

This 3-hour class addresses the challenges associated with the most common service requests on site: plumbing. Topics will include, major fixture components from the water meter and pressure regulator thru the hot and cold water supply lines into the building. Galvanized thru PEX and tools used to assemble a watertight circuit are presented. Typical basin, bath, and shower fixtures, associated drains, and the tools and techniques for opening them will be covered.

Troubleshooting and safety with tools, products and process will be an additional focus.

Plumbing Fundamentals (Beginners) Tuesday, June 9, 2020 | 12:30 p.m.-3:30 p.m.

This 3-hour class addresses the challenges associated with the most common service requests on site: plumbing. Topics will include, major fixture components from the water meter and pressure regulator thru the hot and cold water supply lines into the building. Galvanized thru PEX and tools used to assemble a watertight circuit are presented. Typical basin, bath, and shower fixtures, associated drains, and the tools and techniques for opening them will be covered.

Troubleshooting and safety with tools, products and process will be an additional focus.

Maintenance Make Ready Tuesday, December 8, 2020 | 8:30 a.m.-11:30 a.m.

This 3-hour class is an overview providing information on all aspects of importance and procedures of making ready units.

Water Heater - Gas and Electric | 8:30 a.m.-11:30 p.m. | Tuesday, October 13, 2020 This 3-hour class is an introduction and overview of operation, maintenance and repair of a typical residential

Kitchen Appliance Repair Tuesday, December 8, 2020 | 12:30 p.m.-3:30 p.m.

This 3-hour class is an introduction and overview of the appliances found in a typical residential kitchen: range (gas or electric), dishwasher, and garbage disposal, (not including the Refrigerator). The course will review the mechanical and electrical components, operations, cycles, functions, and general troubleshooting of each of the listed appliances.

Typical design and installation principles, and a review of how to read wiring diagrams will be a focus of this class.

February 2020 socalrha.org | 45

Property Management 101 Certification

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn the Property Management 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Advanced Closing Techniques: Are you closing 100% of the customers who visit your community? In this course, you will grow your skill set as you master fundamental and advanced closing techniques. Learn how body language, storytelling, and follow up techniques are crucial to a successful close.

Customer Relationship Management: Customer Relationship Management is a customer-focused business philosophy that emphasizes personalized service to inspire customer loyalty. In this course, you will explore the development, characteristics, and considerations of this philosophy.

Advanced Leasing: Whether you have leased ten or ten thousand apartment homes, we know you will benefit from the real-life leasing lessons included in this course.

Successful completion of this course will help you to expand and enhance your leasing skills and become a Leasing Leader.

Leasing 101: This course is intended as an introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career.

In this course, you will learn the characteristics of a Leasing Leader, including dress code guidelines, presentation techniques, overcoming objections, and continued learning.

Emotional Support Animals: Reasonable accommodation requests for assistance animals– including emotional support animals–create challenges for many apartment owners. They affect an owner’s ability to assess pet deposits and fees and to apply rules and policies to the requesting resident’s animal.

Additionally, they expose owners to possible fair housing complaints.

This course will address those issues; specifically, what the implementation of federal policies looks like in practice. This course provides scenarios, frequently asked questions and many resources the user can download for easy reference.

Preventive Maintenance: All apartment communities, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention to those maintenance requirements, a community will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your community and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the property management industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This twopart series will be held in person at Southern California Rental Housing Association.

46 | Southern California Rental Housing Association Rental Advisor February 2020

Making the Most of © Leszek Wrona | Dreamstime.com

Seismic Retrofits

San Diego is blessed to have many stately Victorian homes still keeping watch over the swirling sunsets sinking west behind the harbor.

These majestic and ornate structures, with their brightly colored facades, turrets, spires and wrap-around porches, were built to impress — reflecting the optimism and opulence of a society experiencing unprecedented prosperity from industrialization advances in transportation during the 1890s to about 1915.

But as society evolved, so too did the public’s preference for architecture.

Architecture typically reflects the needs and culture of society at specific moments in time. As our interests and lifestyle change, so does the look and function of the structures around us.

The question is, when a structure outlives its usefulness, do we bulldoze the past or preserve it?

through

Adaptive Reuse

Written By: Ali Sahabi

For communities throughout much of the world today, the answer lies in adaptive reuse. This is particularly true when seismic stability of a building comes into play.

Adaptive reuse is bridging the past with the future Adaptive reuse involves the redesigning of interior spaces in buildings that have outlived their original purpose in order to better serve the needs of communities today. It may involve the conversion of a warehouse into a shopping mall, a factory into live/ work lofts, an old church into a restaurant, or stately courthouses into museums.

In the vast majority of these and other adaptive reuse projects, it’s not simply about reusing the space inside the building shell, it involves other upgrades as well: such as seismic retrofits, electrical rewiring, plumbing replacement and other improvements that add significant value to the building.

The adaptive reuse of buildings has brought significant positive change in downtown communities throughout the U.S.: • The Gaslamp Quarter in San Diego • Santa Monica’s Third Street Promenade • The Arts District in Los Angeles All of these examples have completely reinvented these neighborhoods into transformational cultural and commercial centers that draw in tourism and bring significant income not only to the cities and communities, but to the building owners as well.

The process Once a building owner decides to take advantage of the many incentives available, and the cost benefits associated with adaptive reuse, one of the typical questions asked is, “How do we get started?”

It’s best to have a general idea of the type of use you would like to have for your building.

February 2020 socalrha.org | 47

Take a look at the neighborhood surrounding your property and see if other building uses might complement your idea for a new use for your building.

In many instances, existing fixtures can be integrated into a trendy design that adds significant value to a building. Think about a bank vault located within a night club, for instance; old signage in the décor of a new restaurant; or post office boxes inside a new shared office space.

What unique features does your building have, and how can that be used to dramatically enhance the value of your adaptive reuse project?

After all, the success of any

adaptive reuse project is the ability to retain the stories and memories of your building in its transformational rebirth.

This is also a great opportunity to think of other upgrades to the property.

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

Chances are, if the building is old, existing wiring and HVAC systems may not be working well enough to support the new use.

It’s more cost-effective to consider retrofitting these systems while the reuse project is in effect.

While you’re at it, do a seismic retrofit as well,to correct any structural design flaws that may cause it to fail under the intense shaking of a major earthquake.

Private Money/ Hard Money • Multifamily, Office, Retail, Industrial, Land • Vacant properties ok • Wholesale Rates-Low Points - Low Hassle • No Prepayment Penalties • Rates starting at 8.5% • Up to 90% of cost if purchasing under market • Loan amounts from 50K to 20 million • No credit score requirement

Louie Loans Multifamily/ Apartment Buildings

Industrial Buildings

*Cost is the purchase price less any seller credits. Loan amount not to exceed 75% of the current value.

Over $150,000,000 Funded Call Today!

619.252.7588 Louis@LouieLoans.com LouieLoans.com Louis Stathakis DRE# 01840190, NMLS# 282315 Real Estate Broker / CA Dept of Real Estate Louie Loans DRE #01953048, NMLS# 1549522

48 | Southern California Rental Housing Association Rental Advisor February 2020

Office Buildings

February 2020 socalrha.org | 49

Members of the Southern California Rental Housing Association can save on resident screenings from InfoLink. As a valued partner with the Association, InfoLink provides our members with simple risk assessments and comprehensive full credit reports at member pricing. Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

Please note the maximum amount you can charge for a resident screening report is $50.94.

Screening Packages Custom-Formatted Credit Profile

Specially Designated Nationals Search (OFAC)

Social Security Verification

Eviction/Civil Record Search

National Criminal Database*

Rental Verification

Employment Verification

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Mini Web: $17.81

Fax: $19.88

Phone: $26.62

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Fax: $27.69

Phone: $36.22

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Basic Web: $25.50

Basic with Criminal Web: $34.02

Fax: $35.91

Phone: $43.36

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Complete Web: $41.67

Fax: $43.38

Complete with Criminal Web $47.68

Fax $48.33

Pre-Employment Web: $34.10

Fax: $33.42

Phone: $47.91

Additional Services County-Level Criminal Search (One County/One Name)

$16.00

Risk Assessment (Available to users receiving the full credit report who would like to receive the assesment) On-line Application Fee

$3.40 $2.40

Report Mailing

$4.20

Report Format Change (To receive report in a different format than initial request)

$4.20

Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

50 | Southern California Rental Housing Association Rental Advisor February 2020

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 Ambassador Property Management..................... .........................................................(760) 945-8107 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 APSA Investments Corp.............(858) 610-2154 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Ascent Real Estate..................... (858) 551-9600 Asset Property Management..(858) 560-9363 Avenue 5......................................(206) 582-3333 Award Property Mgmt.................. (619) 471-1755 B Berkshire Communities........... (408) 614-5587 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Bridge Property Management.(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood.................................(619) 501-2838 Capital Growth Properties, Inc..(858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279

D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Essel Manager, Inc......................(619) 239-4300 Euston Management.................(858) 793-8899 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Point Loma.....................(619) 223-6577 Greystar Real Estate Partners.(602) 522-1200 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 Hunt Military Communities.......(760) 385-4835 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Integrity Plus Property Management................ ....................................................... (619) 546-4999 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768

K Kevin Robinson.......................... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L L.E.W. Management................... (619) 440-8915 Land Trek Property Management...................... ...................................................... (760) 758-6000 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management........(619) 296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 Pedro Ferreira............................(619) 224-0306 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside North | Greystar......... (949) 202-3991 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Prime Group Residential......................................

Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| PeĂąasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 February 2020 socalrha.org | 51

RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Bank Village | Winn Residential................... ........................................................... (951) 695-0120 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1044 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 Seapoint Properties, Inc.......... (858) 866-5636 Seventh & G|Greystar................ (619) 696-8096 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Strategic Assets Management.(858) 430-6068 Sun An Sea Property Mgmt.......(619) 298-4160

SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 Sunset View Apartments | Greystar...................... ........................................................(760) 433-2900 SVN Asset Advisory Group...... (858) 452-9100 T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Apartment Company....... (858) 688-9307 The Enclave at Menifee (Sentinel Real Estate) ........................................................ (951) 679-5100 The Hanover Company.............(713) 267-2100 The Helm Management...........(619) 589-6222 The Premiere Residential , LLC.(858) 455-7711 The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trinity Property Consultants...(949) 299-0812 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 Tyco Property Management .... (619) 425-1017 U UDR, Inc.........................................(720) 283-6120 V Valor Property Management................................... ...........................................................(619) 415-7616

52 | Southern California Rental Housing Association Rental Advisor February 2020

Virtuosic Properties Inc.............. (619) 757-6975 W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

Business Directory

SUPPLIER MEMBERS 1031 Exchange Services, & Trust Services

Direct 1031 Exchange............................. (720) 358-1031 Exchange Resources, Inc....................... (619) 528-1031

Advertising & Marketing

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

Air Conditioning

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

Apartment Brokerage/Sales

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

Bee Removal

Dry Cleaning & Laundry Service

Blinds

Education

Innovative Pest Solutions..................... (800) 871-9878 America's Finest Carpet Company... (800) 888-1568 Bonded Inc............................................. (858) 576-8400

Boiler Repair

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

Brokerage

Doug Taber - Real Estate Broker......... (619) 483-1031

Cabinet and Countertops

Carpet Sales & Flooring

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

Asphalt & Asphalt Maintenance

Coin-Operated Laundry Equipment

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

Backflow Testing

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

Banks

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

Bathroom Refinishing

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

Bathroom Remodeling & Refinishing

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

Bathtub Liners

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

Bed Bug Services

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

Emergency Service Flood/Fire

Environmental: Asbestos/Lead/ Mold

Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Appliance Sales

Attorneys-At-Law

KeyTrak, Inc............................................ (888) 539-8725

Carpet Cleaning

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

AMS Paving, Inc...................................... (858) 880-6133 Apache Asphalt & Seal Corp............. (760) 598-8855 Aztec Paving, Inc.................................... (619) 465-9813 SealCo.......................................................(760) 466-3779

Electronic Key Access

Employment Agency

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

Cleaning & Janitorial Services

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

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

Cable Television

Appliance Parts & Repair

Appliance Leasing

Electrical Contractors

Advanced Restoration..........................(619) 932-0000 American Technologies Inc ★●▲....... (619) 458-5979 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 Paul Davis Emergency Services..........(951) 444-8794

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

Market Apartments................................. (801) 676-1684

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

Designer Quartz...................................... (213) 516-9223 Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 Marjan Stone ●......................................(760) 994-6008 SD Wood Cabinet..................................(858) 450-6090

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

Apartment Marketing

Tide Cleaners..........................................(858) 333-4843

The Phoenix Staffing............................ (858) 799-0665 Alliance Environmental Group, Inc.. (877) 858-6220 American Technologies Inc ★●▲....... (619) 458-5979 Central Valley Environmental San Diego........................ .................................................................... (619) 838-4035 Envirocheck............................................(858) 952-6368 FACS ★●▲................................................(510) 266-4600

Evictions

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

Exterminators

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

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

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

Fire Equipment Sales & Service

Collections

Fitness Equipment & Sales

FastEvict.com Law Group ★●▲.........(800) 686-8686 Kimball, Tirey & St. John LLP................ (619) 234-1690

Concrete Grinding

Veteran Solutions, Inc........................... (619) 889-8087

Construction and Remodeling

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 PrimeCo ●▲............................................. (800) 881-8067 Workright Property Services Inc.......... (858) 751-6312

Symons Fire Protection........................ (619) 588-6364 Telgian Corporation ★●▲....................(877) 835-4426 Advanced Exercise ..............................(858) 205-5800 Fitness Machine Technicians............. (760) 600-9575 Opti-Fit.......................................................(619) 822-7370 Out-Fit.......................................................(559) 970-6606

Flood Damage

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

Floor Coverings

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657 XPERA Group.......................................... (858) 284-4710

Bonded Inc.............................................. (858) 576-8400 Empire Today..........................................(760) 877-2985 Redi Carpet Sales of California , LLC.(858) 576-8400 Seamless Flooring, LLC....................... (858) 257-2586 Urban Surfaces........................................ (951) 738-9301

Corporate Housing

Furniture Rentals

Construction Management

Hosteeva.................................................. (704) 451-6690

Courtesy Patrol

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

Deck Coating

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

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

Garage Door and Repairs

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

Gates

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

Drain & Sewer Cleaning

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ● .......................................

(760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

February 2020 socalrha.org | 53

General Contractors

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

Heating & Air Conditioning

Air Temperature Specialists..................888-588-1602 Bill Howe Plumbing, Inc....................... (619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Human Resources

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

Insurance

BCIS Insurance Services ★●▲........... (888) 909-2247 Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 Renters Legal Liability............................ (801) 928-7015 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Internet Advertising Service

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

Internet Service Provider

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

Janitorial Services

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

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Market Research

ALN Apartment Data, Inc..................... (800) 643-6416 Rentometer...............................................(888) 424-2175

Marketing & Advertising

RentVision................................................ (402) 617-8368

Mold Inspections & Remediation

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

Mystery Shopping

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

Painting

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

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

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

Pest Control

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

Refuse Removal

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

Renovations & Remodeling

AAA Refinishing Corp...........................(800) 456-1492 Bill Howe Plumbing, Inc........................ (619) 286-6348 Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000

Renters Insurance

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

Repiping

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

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

Specialized Pipe Technologies...........(619) 242-1620

A-1 All American Roofing Company.... (858) 537-5177 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 Diamond Roofing..................................... (619) 295-3110 DILS Roofing & Exteriors..................... (760) 727-6000 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Plumbing

Security Deposit

Corky's Pest Control................................(800) 901-1102 Dewey Pest Control................................ (760) 744-3173 Innovative Pest Solutions .................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

Pipe Lining

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

Pool Furniture

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

Power Washing

Maintenance & Repair

Property Management

HD Supply Facilities Maintenance..... (760) 809-1470 Smalley & Company............................. (949) 444-4059 Wilmar.......................................................(909) 203-9801

Real Estate

Remote Video Monitoring

Behr Paint...................................................(951) 241-3833 Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925 Vista Paint Corporation.......................... (619) 277-6778

Locksmith

Maintenance Supply

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

Paint Manufacturers & Supplies

Plumbing Fixtures

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

Ratio Utility Billing Systems

Luxer One...................................................(916) 261-0691

Lenders

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

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

Dependable Disposal & Recycling..... (619) 460-3551 Valet Living............................................... (813) 248-1327 Waste Management...............................(619) 201-9248

ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530 Banc of California...................................(858) 221-0895 Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961 RanchoTed................................................ (619) 647-1999

Property Management Software

Package Storage & Delivery

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc.......... (858) 751-6312

Leak Detection

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

Aztec Landscaping Inc.......................... (619) 464-3303 Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554

54 | Southern California Rental Housing Association Rental Advisor February 2020

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

Security Guard Patrol

Bald Eagle Security Services, Inc.......(619) 230-0022 Bastion Security..................................... (800) 783-5700 Brothers in Arms Security..................... (844) 458-1021 City Wide Protection Services, Inc..... (619) 938-2333 Elite Security ............................................ (619) 574-1589 Signal 88 Security of San Diego.........(619) 363-7233

Security Services

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

Security Systems

Bay Alarm Company.............................. (858) 519-4625

Seismic Retrofit

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

Sewer & Drain Line Video

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

Signs and Banners

Active Sign Company.............................(619) 477-4900 Southwestern Sign Systems...............(858) 663-6862

Slab Leaks

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

Smart Technology

Nortek Security & Control..................... (818) 661-9937

Software

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

Storage

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

Submetering / Billing Services

Advanced Meter Solutions................. (760) 468-7568 California Sub-Meters........................... (858) 571-8999 Conservice Utility Billing & Mgmt....... (602) 481-7440 Guardian Water & Power.........................(877) 291-3141 Livable ★●▲............................................. (877) 789-6027 Minol USA................................................. (888) 766-1253 Multifamily Utility Company............... (800) 266-0968

Surface Repair

Surface Experts Inland Valley............. (951) 383-3883

Telephone Services

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

Temporary Housing

Airbnb........................................................ (949) 422-7166

Tenant Screening

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

Termite Control & Repair

Best Rate Repair.......................................(619) 229-0116 Truly Nolen................................................ (760) 291-1985

Towing Services

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

Trauma Scene Clean Up

24Trauma.................................................. (619) 244-1652

Tree Services

Water Heaters

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Water Heaters Only, Inc....................... (530) 274-3001

Water Softening & Conditioning

Soft Flow Water Treatment, LLC..........(619) 371-2369

Window Coverings

Bonded Inc............................................. (858) 576-8400 Empire Today..........................................(760) 877-2985 G. B. Sales............................................... (858) 571-3600 Specialty Apartment Supply............... (877) 630-2275

Arborwell................................................. (888) 969-8733 Aztec Landscaping Inc.......................... (619) 464-3303

Window Washing

Video Surveillance

Windows

Alpha Video Surveillance........................(619) 738-1719

Water Conservation

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

Water Damage Restoration

Bill Howe Plumbing, Inc........................ (619) 286-6348 Bonded Inc.............................................. (858) 576-8400 Dexcore Restoration................................(619) 993-3417 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928 PuroClean Emergency Services........ (858) 566-7876 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802 SERVPRO of San Diego City SW & SERVPRO of Centre City/Uptown...............................(619) 269-5004 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove...........................................................(858) 527-1144

John's Elite Cleaning..............................(619) 851-5228 Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080 Western Window Sale & Install.......... (858) 569-5091 Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City)

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credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification February 2020 socalrha.org | 55

ADVERTISER Index air duct cleaning 5 Redi Carpet 800-734-6801

general contractors 20 Pacific Coast Construction 760-298-3170

security patrol 8 Signal 88 Security of San Diego 619-363-7233

bathroom remodeling 24 American Bathtub Refinishers 619-265-9200

loans 48 Louie Loans 619-252-7588

sidewalk repair 22 Precision Trip Hazard Removal 760-658-6116

bathtub liners 24 American Bathtub Refinishers 619-265-9200

paving 28 AMS Paving 858-880-6133

tenant screening 55 Infolink Resident Screening 888.762.7313

bathtub refinishing 24 American Bathtub Refinishers 619-265-9200

pest control BC Corky's Pest Control 800-333-7138 49 That Guy 844.484.2848

towing 32 Western Towing 619-297-8697

carpet cleaning 5 Redi Carpet 800-734-6801 carpet sales 5 Redi Carpet 800-734-6801 concrete services 22 Precision Trip Hazard Removal 760-658-6116 damage restoration 52 Hersum Construction 858-373-5900 20 Pacific Coast Construction 760-298-3170

plumbing 30 ASAP Drain Guys and Plumbing 619-581-2127 property management IFC Harland Property Management 858-367-0343 real estate management 10 Griswold Real Estate Management 858-597-6100 refuse removal 8 Dependable Disposal 619-460-3551

deck coatings & waterproofing 33 Medrano 619-264-3434 20 Pacific Coast Construction & Water Proofing 760-298-3170 electrical contractors 20 Kennedy Electric 619-464-6568

56 | Southern California Rental Housing Association Rental Advisor February 2020

utility billing system 13 Livable 877-789-6027 water heaters 30 ASAP Drain Guys and Plumbing 619-581-2127 water purifier 9 Soft Flow Water Treatment 619-990-1355 windows 14 Newman Replacement Windows 619-677-6511 760-764-4553

100Memories th

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